Normandy Blvd Retail Investment
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8984 Normandy Blvd, Jacksonville, FL
New 15-year NNN lease in Jacksonville's retail corridor.
Property Size22,985 SF
Lot Size3.93 Acres
Price / SF$292.19
Days on Market417
Property Features for 8984 Normandy Blvd
General Information
Standard status
Active
Size
22,985 SF
Lot size
3.93 Acres
Property subtype
RETAIL
Listing Agency:
Secure Net Lease - Dallas
(214) 522-7200
Listed By:
Anthony Pucciarello · License #621734
(214) 915-8896
Source:
Moodyscre
Added: Jul 21, 2025
Changed: Aug 13
Last Checked: Sep 9 at 10:55AM
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 Secure Net Lease - Dallas
Investment Insights
Based on property information with market context.
This property features a 22,985 square foot building constructed in 2022, situated on a 3.60 acre site. It is located on Normandy Blvd, south of I-10, which has a combined vehicle per day count of 139,400. The property is adjacent to Herlong Recreational Airport. The location is within a dense retail corridor near a top 6% ranked Publix and major brands like Walmart, Home Depot, and Winn-Dixie. The property is under a brand new 15-year NNN lease with 5% rental increases every 5 years in both the primary term and renewal options. The tenant, Tractor Supply, is the largest rural lifestyle retailer in the U.S. with 2,329 locations and $14.95B in revenue. The property is located in Jacksonville, FL, the most populous city in Florida and #1 by land area in the contiguous U.S., with a population of 1,009,833.
Key Highlights
- Brand new 15‑year NNN lease with 5% rental increases every 5 years
- 2022 construction: 22,985 sf building on 3.60 acre site
- Excellent location on Normandy Blvd just south of I‑10 (139,400 combined VPD)
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
$259,781
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%
$5,195,620
$5.2M
Cap Rate 7%
$3,711,157
$3.7M
Cap Rate 9%
$2,886,456
$2.9M
Market Conditions
NOI Build-Up for 22,985 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
$413.7K $18.00/SF
− Vacancy
−$42.6K −$1.85/SF
EGI
$371.1K $16.15/SF
− OpEx
−$111.3K −$4.84/SF
NOI
$259.8K $11.30/SF
Area
Jacksonville, FL
Vacancy
10.30%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$5,195,620
Cap Rate 7%
$3,711,157
Cap Rate 9%
$2,886,456
Alternative Uses
Best Use
Retail
$3.71M
$3.25M – $4.33M
NOI $259,781 @ 7.0% cap · market cap 3.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.30M
$5.51M – $7.35M
NOI $440,760 @ 7.0% cap · market cap 6.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
145
Businesses Nearby
41k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 64%
Home Improvements & Furnishings 35%
Dining 1%
BP
Shops & Services
16,063 visits/mo
0.1 miles
Tractor Supply Co.
Home Improvements & Furnishings
14,623 visits/mo
0.1 miles
Dollar General
Shops & Services
8,513 visits/mo
0.1 miles
CubeSmart Self Storage
Shops & Services
1,892 visits/mo
0.2 miles
SUBWAY
Dining
314 visits/mo
0.1 miles
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Jacksonville, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - New 15-year NNN lease in Jacksonville's retail corridor.
Where is this storefront property located?
The property is located at 8984 Normandy Blvd Jacksonville, FL.
What is the asking price?
The asking price for this property is $6,715,984.
What are key features of this property?
This property features: Brand new 15‑year NNN lease with 5% rental increases every 5 years; 2022 construction: 22,985 sf building on 3.60 acre site; Excellent location on Normandy Blvd just south of I‑10 (139,400 combined VPD)
