Storefront Property with Dual
For Sale
$309,000
811 S Bay St, Eustis, FL 32726
Commercial space at a road fork with access from Bay Street and Grove Street.
Property Size800 SF
Price / SF$386.25
Days on Market57
Property Features for 811 S Bay St
General Information
Standard status
Active
Size
800 SF
Building Details
Year Built
1969
Listing Agency:
NARROW ROAD REALTY
(352) 589-8100
Listed By:
Brad Verkaik · License #3246043
Source:
Chenoregroup
Added: Jul 6
Changed: Aug 30
Last Checked: Aug 31 at 7:47PM
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 NARROW ROAD REALTY
Investment Insights
Based on property information with market context.
This 800 SF storefront property in Eustis offers a compact commercial layout with substantial storage, including an underground cellar, along with two bathrooms. Building updates include a metal roof installed in 2020, windows replaced in 2015, and improvements to the electrical, AC, and plumbing systems. Five dedicated parking spaces and an existing 4' x 8' signage structure are also included.
The property occupies the fork of State Road 19 with access and frontage on both Bay Street for southbound traffic and Grove Street for northbound traffic. FDOT data cited in the property information reports nearly 50, 000 vehicles passing the location each day. The site also provides access to US 441 and is centrally located in Eustis.
The property occupies the fork of State Road 19 with access and frontage on both Bay Street for southbound traffic and Grove Street for northbound traffic. FDOT data cited in the property information reports nearly 50, 000 vehicles passing the location each day. The site also provides access to US 441 and is centrally located in Eustis.
Key Highlights
- 800 SF storefront property at the fork of State Road 19
- Access and frontage from both Bay Street and Grove Street
- Nearly 50, 000 vehicles pass the location daily, according to FDOT data
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
$11,952
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
3.87%
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%
$239,040
$239.0K
Cap Rate 7%
$170,743
$170.7K
Cap Rate 9%
$132,800
$132.8K
Market Conditions
NOI Build-Up for 800 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
$19.2K $24.00/SF
− Vacancy
−$3.3K −$4.08/SF
EGI
$15.9K $19.92/SF
− OpEx
−$4.0K −$4.98/SF
NOI
$12.0K $14.94/SF
Area
Lake County, FL
Vacancy
17.00%
Lease Rate
$24.00 /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%
$239,040
Cap Rate 7%
$170,743
Cap Rate 9%
$132,800
Alternative Uses
Best Use
Office B
$170.7K
$149.4K – $199.2K
NOI $11,952 @ 7.0% cap · market cap 3.87%
Second Best
Retail
$135.2K
$118.3K – $157.8K
NOI $9,465 @ 7.0% cap · market cap 3.06%
Theoretical Best
Office A
$227.7K
$199.2K – $265.6K
NOI $15,936 @ 7.0% cap · market cap 5.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
701
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32726, FL
23,012
Population
11,168
Households
2.1
Avg Household Size
45
Median Age
21%
College-Educated
88%
High-School Grad
11.5 sq mi
ZIP Area
2,001
Density / Sq Mi
$60,750
Median Household Income
$37,197
Median Earnings
$1,027
Median Rent
$230,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- BAUGhaus — 230 Palm Ave, Eustis, FL 32726
Frequently Asked Questions
What type of property is this?
Storefront property - Commercial space at a road fork with access from Bay Street and Grove Street.
Where is this storefront property located?
The property is located at 811 S Bay St Eustis, FL.
What is the asking price?
The asking price for this property is $309,000.
What are key features of this property?
This property features: 800 SF storefront property at the fork of State Road 19; Access and frontage from both Bay Street and Grove Street; Nearly 50, 000 vehicles pass the location daily, according to FDOT data
