Storefront with Dual-Side
For Sale
$309,000
811 S BAY Street, Eustis, FL 32726
Commercial Sale, EUSTIS, FL
Property Size800 SF
Lot Size0.16 Acres
Price / SF$386.25
Days on Market69
Property Features for 811 S BAY Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GC
Window features
Double Pane Windows
Basement
Partial, Crawl Space
Accessibility
Accessible Approach with Ramp
Subdivision
BADGERS DIV
Lot features
City Limits, Near Public Transit, Sidewalk, Street Lights, Paved
Directions
Hwy 441 to SR 19 North toward downtown Eustis. Property is located at the "fork in the road" where northbound 19 splits off from southbound 19.
Standard status
Active
APN
11-19-26-0100-127-00005
Size
800 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
EUSTIS S 132 FT OF N 264 FT W OF R/W SR 19 BLK 127 PB 1 PG 79 ORB 4677 PG 2466
Tax Annual Amount
2469
Legal Description
EUSTIS S 132 FT OF N 264 FT W OF R/W SR 19 BLK 127 PB 1 PG 79 ORB 4677 PG 2466
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Amenities
underground cellar
two bathrooms
signage structure
Building Details
Year built
1969
Floors in Building
1
Flooring type
Laminate, Vinyl
Building materials
Cement Siding, Frame, Wood Siding
Roof type
Metal
Listing Agency:
NARROW ROAD REALTY
(352) 589-8100
Listed By:
Brad Verkaik · License #3246043
(352) 516-4688
Added: Jun 29
Changed: Sep 3
Last Checked: Sep 5 at 3:06AM
MLS# G5114299
Copyright © 2026 Stellar MLS. 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 800-square-foot storefront sits on a 0.16-acre parcel and provides a compact commercial footprint with storage, an underground cellar, and two bathrooms. The building dates to 1969 and includes a metal roof installed in 2020, windows replaced in 2015, and updated electrical, AC, and plumbing systems. Central air, electric heat, laminate and vinyl flooring, a ramped accessible approach, public water, and public sewer are also in place.
The property occupies the fork of State Road 19, with access from both Bay Street on the southbound side and Grove Street on the northbound side. The location records nearly 50,000 vehicles per day and offers access to US 441. Five dedicated parking spaces and an existing 4' x 8' signage structure add practical support for the site. GC zoning and its storefront configuration provide a commercial setting for the property.
The property occupies the fork of State Road 19, with access from both Bay Street on the southbound side and Grove Street on the northbound side. The location records nearly 50,000 vehicles per day and offers access to US 441. Five dedicated parking spaces and an existing 4' x 8' signage structure add practical support for the site. GC zoning and its storefront configuration provide a commercial setting for the property.
Key Highlights
- 800 square feet on a 0.16‑acre parcel
- Nearly 50,000 vehicles pass the location daily
- Access from both Bay Street and Grove Street at State Road 19
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
Lease Details
50,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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- BAUGhaus — 230 Palm Ave, Eustis, FL 32726
Frequently Asked Questions
What type of property is this?
Storefront property - Compact commercial building with prominent roadside exposure, storage, updated systems, and GC zoning.
Where is this storefront property located?
The property is located at 811 S BAY Street 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 square feet on a 0.16‑acre parcel; Nearly 50,000 vehicles pass the location daily; Access from both Bay Street and Grove Street at State Road 19
