Mixed-Use Property With Live-Work
For Sale
$1,300,000
600 N Dixie Freeway, New Smyrna Beach, FL 32168
Commercial Sale, New Smyrna Beach, FL
Property Size2,896 SF
Lot Size0.32 Acres
Price / SF$448.90
Days on Market84
Property Features for 600 N Dixie Freeway
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Off Street, Parking Lot
Lot features
Split Possible
Directions
From SR 44 head north on US1 to 600 N Dixie Freeway. Building will be on the right.
Subdivision
70 - New Smyrna Beach E of 95
Standard status
Active
APN
7441-03-00-0450
Size
2,896 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2025
Tax 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
Tax Annual Amount
5156
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
Amenities
residential living area
roll-up door
Building Details
Year built
1958
Listing Agency:
EXIT Real Estate Property Solutions · EXIT Realty
(386) 402-7909
Listed By:
Carl Vasile · License #3240095
(386) 527-5357
Added: Jun 19
Changed: Aug 20
Last Checked: Sep 10 at 6:06AM
MLS# 1227725
Copyright © 2026 Daytona Beach Area Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use assemblage includes a 2,896-square-foot concrete block building and two adjoining vacant commercial lots. The building, constructed in 1958, has a newly installed gable roof with complete decking replacement, impact-resistant windows throughout most of the structure, and energy-efficient upgrades. A permitted residential area with a stainless-steel kitchen creates a live-work configuration within the property. The commercial and living areas are separated by a code-exceeding firewall using 5/8-inch Type X drywall and fire-rated doors.
Interior features include 10-foot-plus ceilings, approximately 12.5-foot ceilings in the shop area, and a 10-foot roll-up door, with the option to add a second roll-up door. The property also has metered natural gas, a tankless water heater, and gas range and dryer connections. Phase I environmental documentation is available following remediation of the former service-station use, and the site is outside a flood zone.
Located along US-1 from N Dixie Freeway to Dora Street, the property has multiple access points and is near Canal Street, SR-44, Downtown New Smyrna Beach, and area beaches. Zoning is B-3 Mixed Use.
Interior features include 10-foot-plus ceilings, approximately 12.5-foot ceilings in the shop area, and a 10-foot roll-up door, with the option to add a second roll-up door. The property also has metered natural gas, a tankless water heater, and gas range and dryer connections. Phase I environmental documentation is available following remediation of the former service-station use, and the site is outside a flood zone.
Located along US-1 from N Dixie Freeway to Dora Street, the property has multiple access points and is near Canal Street, SR-44, Downtown New Smyrna Beach, and area beaches. Zoning is B-3 Mixed Use.
Key Highlights
- 2,896‑square‑foot concrete block building constructed in 1958
- Three contiguous parcels with a building and two vacant commercial lots
- B‑3 Mixed Use zoning with permitted residential living area
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
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - B-3 Mixed Use zoning supports a commercial building, residential living area, and adjacent land for expansion or redevelopment.
Where is this mixed-use property 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: 2,896‑square‑foot concrete block building constructed in 1958; Three contiguous parcels with a building and two vacant commercial lots; B‑3 Mixed Use zoning with permitted residential living area
