Live-Work Automotive Retail
For Sale
$1,300,000
600 N DIXIE FREEWAY, New Smyrna Beach, FL 32168
Concrete block commercial building with a permitted residential living area, roll-up shop door, and two adjacent vacant lots.
Property Size2,896 SF
Lot Size0.58 Acres
Price / SF$448.90
Days on Market80
Property Features for 600 N DIXIE FREEWAY
General Information
Standard status
Active
Size
2,896 SF
Lot size
0.58 Acres
Property subtype
Mixed Use
Zoning
B-3
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
0.32 acres, Dimensions: 140x100
Additional parcels description:, Parcel Number: 7441-03-00-0450, Public Survey Range: 34E, Public Survey Section: 41, Annual Amount: $5,156, Tax Block: 7441030, Tax Book Number: 5-143, Legal Description: 41-17-34 E 10 FT OF LOTS 44 46 & 48 & ALL LOTS 45 47 & 49 EXC R/W CONNORS SUB NEW SMYRNA MB 5 PG 143 MB 18 PG 18 PER OR 4314 PG 1408 PER OR 6411 PGS 1408-1409 PER OR 6479 PG 3098, Lot: 44, Year: 2025, Zoning: 10B3
Central Air
Listing ID: MFRNS1088539, Standard Status: Active, MLS Status: Active, Property Subtype: Mixed Use, On market as of 2026-06-19, 41 days on market, Special Conditions: None
Built in 1958, Living area: 2896, Living area units: Square Feet, 1 storey, Construction Materials: Block, Concrete
Subdivision: CONNORS NEW SMYRNA, MLS Area (Major): 32168 - New Smyrna Beach, County/Parish: Volusia
Slab
Close Of Escrow
Frontage Type: City Street, Road Surface: Concrete
Building Details
Year Built
1958
Construction
concrete block
Listing Agency:
EXIT REAL ESTATE PROPERTY SOL
(386) 763-3008
Listed By:
Carl Vasile · License #3240095
(386) 527-5357
Source:
Miharaandassociates
Added: Jun 19
Changed: Sep 5
Last Checked: Sep 5 at 6:02AM
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 EXIT REAL ESTATE PROPERTY SOL
Investment Insights
Based on property information with market context.
The property includes a solidly constructed 2,896-square-foot concrete block building built in 1958, along with two adjacent vacant commercial lots. The interior offers 10-foot-plus ceilings throughout, with approximately 12.5-foot ceilings in the shop area. A 10-foot roll-up door is in place, with the potential to add a second roll-up door if desired. Significant improvements include a newly installed gable roof with decking replacement and impact-resistant windows throughout most of the structure, along with energy-efficient upgrades. The layout also features a permitted residential living area with a stainless-steel kitchen, separated from the commercial space by a firewall built with 5/8-inch Type X fire-rated drywall, fire-rated doors, and an estimated 90+ minute burn rating.
The property is described as having exceptional visibility along the US-1 corridor and multiple access points, stretching from N Dixie Freeway (US-1) to Dora Street. It has metered natural gas service, a tankless water heater, and gas connections including a gas range and gas dryer connections. The site is stated to be outside of a flood zone.
Environmental remediation related to the former service station history has been addressed, with Phase I environmental documentation available and a clean site status already established. The property is zoned B-3 Mixed Use, supporting the live-work configuration described in the building’s improvements.
The property is described as having exceptional visibility along the US-1 corridor and multiple access points, stretching from N Dixie Freeway (US-1) to Dora Street. It has metered natural gas service, a tankless water heater, and gas connections including a gas range and gas dryer connections. The site is stated to be outside of a flood zone.
Environmental remediation related to the former service station history has been addressed, with Phase I environmental documentation available and a clean site status already established. The property is zoned B-3 Mixed Use, supporting the live-work configuration described in the building’s improvements.
Key Highlights
- Commercial assemblage includes a 2,896 SF concrete block building plus 2 adjacent vacant commercial lots on 0.58 acres (3 contiguous parcels).
- Building constructed in 1958 with updates including newly installed gable roof with decking replacement, and impact‑resistant windows throughout most of the structure.
- B‑3 Mixed Use zoning with a permitted residential living area plus stainless‑steel kitchen for live/work use.
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
$43,397
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
3.34%
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%
$867,940
$867.9K
Cap Rate 7%
$619,957
$620.0K
Cap Rate 9%
$482,189
$482.2K
Market Conditions
NOI Build-Up for 2,896 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
$62.6K $21.60/SF
− Vacancy
−$4.7K −$1.62/SF
EGI
$57.9K $19.98/SF
− OpEx
−$14.5K −$5.00/SF
NOI
$43.4K $14.99/SF
Area
Volusia County, FL
Vacancy
7.50%
Lease Rate
$21.60 /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%
$867,940
Cap Rate 7%
$619,957
Cap Rate 9%
$482,189
Alternative Uses
Best Use
Office B
$620.0K
$542.5K – $723.3K
NOI $43,397 @ 7.0% cap · market cap 3.34%
Second Best
Mixed Use
$511.0K
$447.2K – $596.2K
NOI $35,773 @ 7.0% cap · market cap 2.75%
Theoretical Best
Office A
$853.9K
$747.2K – $996.2K
NOI $59,773 @ 7.0% cap · market cap 4.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,230
Businesses Nearby
Explore this area
Business Placement
Demographics for 32168, FL
30,058
Population
16,439
Households
1.8
Avg Household Size
54
Median Age
31%
College-Educated
93%
High-School Grad
153.9 sq mi
ZIP Area
195
Density / Sq Mi
$72,967
Median Household Income
$41,076
Median Earnings
$1,608
Median Rent
$310,200
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?
Live-work space - Concrete block commercial building with a permitted residential living area, roll-up shop door, and two adjacent vacant lots.
Where is this live-work space located?
The property is located at 600 N DIXIE FREEWAY New Smyrna Beach, FL.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Commercial assemblage includes a 2,896 SF concrete block building plus 2 adjacent vacant commercial lots on 0.58 acres (3 contiguous parcels).; Building constructed in 1958 with updates including newly installed gable roof with decking replacement, and impact‑resistant windows throughout most of the structure.; B‑3 Mixed Use zoning with a permitted residential living area plus stainless‑steel kitchen for live/work use.
