End-Unit Italian
For Sale
$245,000
N ROUTE 1 Highway, Ormond Beach, FL 32174
Business Opportunity, ORMOND BEACH, FL
Property Size1,400 SF
Price / SF$175
Days on Market110
Property Features for N ROUTE 1 Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
From I95 & Granada head south
Subdivision
32174 - Ormond Beach
Standard status
Active
Size
1,400 SF
Taxes and HOA fees
Tax Year
2025
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
1
Flooring type
Tile
Listing Agency:
ADAMS, CAMERON & CO., REALTORS
(386) 738-1920
Listed By:
Daniel Lyonnais · License #3196672
(386) 852-7932
Added: May 19
Changed: Aug 19
Last Checked: Sep 5 at 8:06AM
MLS# V4949003
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 established Italian restaurant occupies a 1,400-square-foot end-unit location on N Route 1 Highway in Ormond Beach. The layout includes a 70-seat dining room with tile flooring, central heating, and central air conditioning. Restaurant systems, equipment, kitchen procedures, and supplier relationships are already in place, supporting continued operation as a dining business.
The restaurant currently serves dinner five evenings per week and includes customer parking facilities. Public water and public sewer serve the property, with electricity available. The existing configuration provides a defined operating platform for an owner continuing the current restaurant format.
The restaurant currently serves dinner five evenings per week and includes customer parking facilities. Public water and public sewer serve the property, with electricity available. The existing configuration provides a defined operating platform for an owner continuing the current restaurant format.
Key Highlights
- 1,400 square feet in an end‑unit location
- 70‑seat dining room
- Italian restaurant operating dinner service five evenings per week
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
$21,259
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
8.68%
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%
$425,180
$425.2K
Cap Rate 7%
$303,700
$303.7K
Cap Rate 9%
$236,211
$236.2K
Market Conditions
NOI Build-Up for 1,400 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
$30.7K $21.96/SF
− Vacancy
−$2.4K −$1.71/SF
EGI
$28.3K $20.25/SF
− OpEx
−$7.1K −$5.06/SF
NOI
$21.3K $15.19/SF
Area
Volusia County, FL
Vacancy
7.80%
Lease Rate
$21.96 /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%
$425,180
Cap Rate 7%
$303,700
Cap Rate 9%
$236,211
Alternative Uses
Best Use
Specialty Retail
$303.7K
$265.7K – $354.3K
NOI $21,259 @ 7.0% cap · market cap 8.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$412.8K
$361.2K – $481.6K
NOI $28,896 @ 7.0% cap · market cap 11.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
906
Businesses Nearby
98k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 61%
Dining 20%
Home Improvements & Furnishings 11%
Groceries 7%
Sunoco
Shops & Services
13,017 visits/mo
0.4 miles
Dollar General
Shops & Services
10,824 visits/mo
0.1 miles
Dollar Tree
Shops & Services
10,430 visits/mo
0.5 miles
Ormond Ace Hardware
Home Improvements & Furnishings
9,568 visits/mo
0.5 miles
Wendy's
Dining
8,560 visits/mo
0.5 miles
Demographics for 32174, FL
53,097
Population
26,303
Households
2
Avg Household Size
55
Median Age
33%
College-Educated
93%
High-School Grad
125.4 sq mi
ZIP Area
423
Density / Sq Mi
$67,817
Median Household Income
$41,452
Median Earnings
$1,316
Median Rent
$315,100
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Established Italian restaurant with a 70-seat dining room, customer parking, and operating kitchen systems.
Where is this conventional restaurant located?
The property is located at N ROUTE 1 Highway Ormond Beach, FL.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: 1,400 square feet in an end‑unit location; 70‑seat dining room; Italian restaurant operating dinner service five evenings per week
