Mixed-Use Property with Flex
For Sale
$1,100,000
60 Mcdaniels Fishcamp Road Unit A, Freeport, FL 32439
Live-work configuration combines a private residence, attached business space, and separate buildings with rental income in place.
Property Size7,400 SF
Price / SF$148.65
Days on Market185
Property Features for 60 Mcdaniels Fishcamp Road Unit A
General Information
Standard status
Active
Size
7,400 SF
Property subtype
Retail
Taxes and HOA fees
Annual Taxes
$3,566
Amenities
Central Air
Vinyl
Electric Oven, Microwave, Refrigerator
3
Washer/dryer Hookup
Pool
Metal
Chain Link
Spa. Fenced Yard.
8 Garage Spaces.
235X223
No Pool
Building Details
Year Built
2021
Listing Agency:
Keller Williams Realty FWB
(850) 226-6323
Listed By:
Paul Domenech · License #3329765
Source:
Xome
Added: Feb 26
Changed: Aug 29
Last Checked: Aug 29 at 7:50PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Realty FWB
Investment Insights
Based on property information with market context.
This 2021 mixed-use property combines a one-bedroom, one-bath residence of approximately 700 square feet with 1,900 square feet of attached flexible space. The layout supports living on-site alongside business, workshop, storage, or leasing functions. Additional improvements include a 4,500-square-foot detached building and a separate 300-square-foot detached office, with rental income currently in place. The property totals 7,400 square feet and includes metal construction, chain-link fencing, a fenced yard, central air, and eight garage spaces. A pool and spa are listed among the exterior features, although the source information also identifies no pool; those conflicting details are not relied upon here.
The property is located at 60 Mcdaniels Fishcamp Road Unit A in Freeport, Florida, with access to Highway 331, Highway 20, and 30A. Its position provides connectivity toward the beaches, Freeport, and the broader Walton County growth corridor. The parcel dimensions are listed as 235X223, and the site includes a washer/dryer hookup and kitchen appliances in the residence.
The property is located at 60 Mcdaniels Fishcamp Road Unit A in Freeport, Florida, with access to Highway 331, Highway 20, and 30A. Its position provides connectivity toward the beaches, Freeport, and the broader Walton County growth corridor. The parcel dimensions are listed as 235X223, and the site includes a washer/dryer hookup and kitchen appliances in the residence.
Key Highlights
- 1 bedroom, 1 bathroom residence with approximately 700 sqft
- 1,900 sqft of attached flexible space
- 4,500 sqft detached building plus a 300 sqft detached office
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$93,240
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.48%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,864,800
$1.9M
Cap Rate 7%
$1,332,000
$1.3M
Cap Rate 9%
$1,036,000
$1.0M
Market Conditions
NOI Build-Up for 7,400 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$155.4K $21.00/SF
− Vacancy
−$31.1K −$4.20/SF
EGI
$124.3K $16.80/SF
− OpEx
−$31.1K −$4.20/SF
NOI
$93.2K $12.60/SF
Area
Walton County, FL
Vacancy
20.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,864,800
Cap Rate 7%
$1,332,000
Cap Rate 9%
$1,036,000
Alternative Uses
Best Use
Office B
$1.33M
$1.17M – $1.55M
NOI $93,240 @ 7.0% cap · market cap 8.48%
Second Best
Flex RnD
$986.2K
$862.9K – $1.15M
NOI $69,033 @ 7.0% cap · market cap 6.28%
Theoretical Best
Office A
$1.86M
$1.63M – $2.17M
NOI $130,270 @ 7.0% cap · market cap 11.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Explore this area
Business Placement
Demographics for 32439, FL
12,943
Population
6,772
Households
1.9
Avg Household Size
41
Median Age
30%
College-Educated
92%
High-School Grad
96.5 sq mi
ZIP Area
134
Density / Sq Mi
$77,500
Median Household Income
$40,358
Median Earnings
$1,657
Median Rent
$343,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Live-work configuration combines a private residence, attached business space, and separate buildings with rental income in place.
Where is this mixed-use property located?
The property is located at 60 Mcdaniels Fishcamp Road Unit A Freeport, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 1 bedroom, 1 bathroom residence with approximately 700 sqft; 1,900 sqft of attached flexible space; 4,500 sqft detached building plus a 300 sqft detached office
