Mixed-Use Property With Multiple
For Sale
$495,000
86050 PAGES DAIRY Road, Yulee, FL 32097
Three structures provide a combined residential, warehouse, storage, and utility-oriented configuration under CI zoning.
Property Size4,389 SF
Lot Size1.05 Acres
Price / SF$112.78
Days on Market19
Property Features for 86050 PAGES DAIRY Road
General Information
Standard status
Active
Size
4,389 SF
Lot size
1.05 Acres
Property subtype
General Commercial
Zoning
Commercial Intensive
Additional Details
Warehouse Space
2,646 SF
Amenities
Heat Pump
Private, Driveway.
Irregular
186X246
Paved Road, Irregular.
Building Details
Year Built
1948
Buildings
3
Stories
1
Listing Agency:
AMELIA COASTAL REALTY LLC
(904) 261-2770
Listed By:
Philip Griffin · License #3038601
Source:
Xome
Added: Aug 11
Changed: Aug 28
Last Checked: Aug 29 at 7:32AM
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 AMELIA COASTAL REALTY LLC
Investment Insights
Based on property information with market context.
This mixed-use property includes approximately 4,389 SF distributed among three separate structures. The improvements comprise a 1,343 SF residence, a 2,646 SF storage and warehouse building, and a 400 SF auxiliary building equipped with washer and dryer hookups. A large carport is also included, creating additional covered space for the property’s varied functions.
Set on approximately 1.05 acres near US Highway 17, the property carries Commercial Intensive (CI) zoning. Its live-work arrangement combines residential, storage, workshop, and operational components in one location. The property is currently tenant occupied and was built in 1948.
Set on approximately 1.05 acres near US Highway 17, the property carries Commercial Intensive (CI) zoning. Its live-work arrangement combines residential, storage, workshop, and operational components in one location. The property is currently tenant occupied and was built in 1948.
Key Highlights
- Approximately 1.05 acres with Commercial Intensive (CI) zoning
- Approximately 4,389 SF across three structures
- 1,343 SF residence included
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
$37,652
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
7.61%
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%
$753,040
$753.0K
Cap Rate 7%
$537,886
$537.9K
Cap Rate 9%
$418,356
$418.4K
Market Conditions
NOI Build-Up for 4,389 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
$46.9K $10.68/SF
− Vacancy
−$2.6K −$0.59/SF
EGI
$44.3K $10.09/SF
− OpEx
−$6.6K −$1.51/SF
NOI
$37.7K $8.58/SF
Area
Nassau County, FL
Vacancy
5.50%
Lease Rate
$10.68 /SF/Yr
Expense Ratio
15.00%
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%
$753,040
Cap Rate 7%
$537,886
Cap Rate 9%
$418,356
Alternative Uses
Best Use
Office B
$878.1K
$768.3K – $1.02M
NOI $61,464 @ 7.0% cap · market cap 12.42%
Second Best
Mixed Use
$799.4K
$699.5K – $932.7K
NOI $55,960 @ 7.0% cap · market cap 11.31%
Theoretical Best
Office A
$1.17M
$1.02M – $1.37M
NOI $81,951 @ 7.0% cap · market cap 16.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
312
Businesses Nearby
Explore this area
Business Placement
Demographics for 32097, FL
23,564
Population
9,941
Households
2.4
Avg Household Size
39
Median Age
25%
College-Educated
90%
High-School Grad
124.7 sq mi
ZIP Area
189
Density / Sq Mi
$89,270
Median Household Income
$45,340
Median Earnings
$1,724
Median Rent
$293,300
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 - Three structures provide a combined residential, warehouse, storage, and utility-oriented configuration under CI zoning.
Where is this mixed-use property located?
The property is located at 86050 PAGES DAIRY Road Yulee, FL.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Approximately 1.05 acres with Commercial Intensive (CI) zoning; Approximately 4,389 SF across three structures; 1,343 SF residence included
