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    2108 Mistletoe St Inverness, FL 34453

    • Commercial real estate
    For Sale
    View listing
    $25,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US18-4297075
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 2108 Mistletoe St

    Property type
    Commercial real estate

    Description

    This exceptional 0.36-acre parcel, encompassing 15,479 square feet, presents a unique investment opportunity in Inverness, Florida. Located within Inverness Acres Unit 2, this property offers significant potential for various development projects, though it's important to note that there is currently no road access. The land is situated east of Citrus Lake, conveniently accessible off E. Dawson Drive. Precise coordinates are latitude 28.857951 and longitude -82.357456, providing easy location verification. This commercial and residential zoned lot is listed at an attractive asking price of $25,000. The seller owns multiple adjacent lots, presenting a compelling opportunity for bulk purchases and larger-scale development plans. This property's location in Citrus County, Florida, offers a blend of residential tranquility and commercial potential, making it an attractive proposition for investors seeking land in a rapidly growing area. Interested parties should conduct their own due diligence regarding access and zoning regulations. The absence of current road access should be factored into any development plans. This is a rare opportunity to acquire a substantial parcel of land in a desirable location at a competitive price.

    Value Estimations

    Powered by Realmo proprietary methodology Last update: July 3, 2025

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Inverness
    County
    Citrus
    State
    Florida
    Longitude
    -82.357456
    Latitude
    28.857951

    Comparable in this City

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      Inverness Land: Prime Commercial/Residential Lot

      10,125 sq ft lot, ideal for mixed-use development.
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      Inverness Commercial Land - $25k

      Prime 0.23-acre corner lot, ideal for mixed-use development.
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    Similar Nearby for Sale

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      Inverness Land: Prime Commercial/Residential Lot

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      Prime Inverness Commercial Land

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      Prime Inverness Land - $13K

      .23-Acre Commercial/Residential Lot
      2402 Garfield St, Inverness, FL 34453
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      Inverness Land: Prime Commercial/Residential Lot

      10,125 sq ft lot, ideal location.
      1909 Milton St, Inverness, FL 34453
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      Inverness Land: Prime Commercial/Residential Lot

      10,125 sq ft lot, ideal for mixed-use development.
      2215 Madison St, Inverness, FL 34453
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      Inverness Commercial Land - $25k

      Prime 0.23-acre corner lot, ideal for mixed-use development.
      2107 Milton St, Inverness, FL 34453
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    Similar Nearby for Lease

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      Retail Space in Citrus County

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      Retail suites available in established Inverness shopping center.
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      Inverness Warehouse with High Ceilings

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      4,000 SF

      Freestanding Retail/Office Property Available

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    2108 Mistletoe St
    Inverness, FL 34453
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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