Property Analysis & Marketing Strategy
Williston, Florida 32696 · Levy County
Prepared April 2026 · Confidential · Exclusive to Property Owner
This property at 15351 NE Highway 27 Alt represents a well-positioned commercial mixed-use asset in Williston, Florida — the primary gateway municipality of Levy County situated equidistant between Ocala and Gainesville (20 miles each). The parcel consists of a 1,740 SF commercial building with an income-producing residential apartment above, sited on 4.78 acres of commercial-zoned highway frontage along US Highway 27 Alt — one of North-Central Florida's most active rural commercial corridors.
The property's enduring value driver is its 4.78 acres of commercial-zoned land with direct Hwy 27 Alt exposure, a scarce and highly desirable asset class in a county where developable commercial highway frontage is increasingly limited. The improvements — a block-construction commercial building with in-place income from an operating business and residential unit — provide immediate cash flow while a buyer pursues highest-and-best-use development opportunities for the excess land.
Based on a three-approach valuation reconciliation — income approach, sales comparison against recent Levy County commercial transactions, and replacement cost analysis — GoCommercial concludes that the probable transaction range is $415,000 to $455,000, with a recommended list price of $479,000 to preserve meaningful negotiation headroom while attracting serious, qualified buyers from the regional commercial investment community.
| Metric | Value |
|---|---|
| Address | 15351 NE Highway 27 Alt, Williston, FL 32696 |
| Parcel ID | 13766-000-00 |
| County | Levy County, Florida |
| Land Area | 4.78 Acres (Commercial-Zoned) |
| Building Area | 1,740 SF (Commercial + Residential Unit) |
| Property Type | Commercial Mixed-Use |
| Year Built | 1981 |
| Construction | Block / Siding, Slab Foundation, Shingle Roof |
| 2025 Total Assessment | $402,223 |
| Land Assessment | $112,500 |
| Improvements Assessment | $289,723 |
| Annual Property Taxes | $2,734 (0.74% effective rate) |
| Last Recorded Sale | $290,000 — November 2020 ($167/SF) |
| Current Entity | Magic Fox Inc. (Active FL Corporation) |
| Zoning | Commercial — Levy County |
| Utilities | Electric · Public Water · Septic |
| Highway Frontage | US Highway 27 Alt (Primary N–S Corridor) |
The subject property is a commercial mixed-use parcel spanning 4.78 acres along NE Highway 27 Alt — the principal commercial spine connecting Williston to the broader North-Central Florida market. The site is improved with a 1,740 SF block-construction building constructed in 1981 and maintained in serviceable commercial condition. The building currently accommodates an established small engine repair operation at the ground level with a residential apartment unit above, reflecting the classic live/work mixed-use pattern common to rural highway commercial properties in Florida.
The property's lot configuration — 4.78 acres of contiguous, flat, commercially-zoned land with direct highway access — is the defining value characteristic. Parking capacity for 19–30 vehicles, public water availability, and established utility infrastructure make this site immediately viable for commercial redevelopment without costly site work.
Williston (pop. ~2,800, Levy County seat adjacent) sits at the intersection of US 27 Alt, SR 121, and County Road 318 — functioning as the commercial gateway to Levy County from both Marion County (Ocala, 20 miles south) and Alachua County (Gainesville, 20 miles north). The Williston Airport, the University of Florida equine research campus, and the area's status as a primary corridor for North Florida's equestrian economy all contribute to sustained commercial traffic on Hwy 27 Alt.
The 7% population growth within 10 miles since 2020 (per LoopNet submarket data) and Levy County's position as one of the fastest-growing rural counties in Florida — driven in part by outmigration from Gainesville and Ocala — creates a constructive demand backdrop for commercial highway-fronting land.
Florida commercial real estate is experiencing a documented surge in transaction activity. Per Florida Realtors, commercial real estate investment across the state is accelerating, fueled by population gains, no-state-income-tax advantages, and institutional capital migration from higher-cost coastal markets.
In Levy County specifically, commercial properties along the Highway 27 corridor have appreciated meaningfully since 2020. The county median commercial price per square foot has increased from approximately $130/SF in 2019 to an estimated $195–$210/SF as of 2025 — a compounded annual gain of roughly 6.5–7%, outpacing the statewide average for rural commercial properties. Average commercial listing prices in the county currently sit at $626,068, with 55 active commercial properties at an average cost of $52,821 per acre.
| Address | Type | Year | Sale Price | Bldg SF | Lot | $/SF |
|---|---|---|---|---|---|---|
| ★ 15351 NE Hwy 27 Alt | Mixed Use | 2020 | $290,000 | 1,740 SF | 4.78 AC | $167 |
| 20761 NE Highway 27 | Mixed Use | 2022 | $875,000 | 4,950 SF | 4.0 AC | $177 |
| 12850 US Hwy 27 Alt | Retail | 2022 | $510,000 | 6,668 SF | 7.0 AC | $76 |
| 2320 SF Retail, Levy Co. | Retail | 2023 | $450,000 | 2,320 SF | 0.6 AC | $194 |
| 716 W Noble Ave, Williston | Retail | 2024 | $1,200,000 | 5,960 SF | 1.7 AC | $201 |
| 610 SW 1st Ave, Williston | Office | 2024 | $229,000 | 754 SF | 0.21 AC | $304 |
| 7,614 SF Flex, Levy Co. | Flex/Ind. | 2024 | $640,000 | 7,614 SF | 2.0 AC | $84 |
Sources: Stellar MLS · LoopNet · Century 21 Commercial · Oxford Land Company · CoStar Group
GoCommercial applies a three-approach valuation framework consistent with USPAP standards. For a mixed-use commercial property of this type and scale, the sales comparison approach and replacement cost approach carry the greatest weight, with the income approach providing a floor value. All three approaches were developed from independently verifiable market data.
The income approach capitalizes the property's net operating income at a market-derived cap rate. Estimated in-place income assumes the commercial space is leased to a small engine repair or comparable service tenant, and the residential apartment produces market rent.
| Commercial Space (approx. 1,000 SF) | $1,500/mo → $18,000/yr |
| Residential Apartment (approx. 740 SF) | $950/mo → $11,400/yr |
| Gross Potential Income | $29,400/yr |
| Vacancy & Credit Loss (5%) | ($1,470) |
| Effective Gross Income | $27,930/yr |
| Property Taxes | ($2,734) |
| Insurance (est.) | ($2,400) |
| Management Fee (8% EGI) | ($2,234) |
| Maintenance & Reserves | ($2,500) |
| Net Operating Income | $18,062/yr |
| Applied Cap Rate (Levy County rural commercial) | 7.50% |
| Income Approach Value | ~$241,000 |
The income approach produces a relatively conservative value given that rental rates in rural Levy County are below major metro benchmarks. This approach is weighted at 20% in the final reconciliation, as it does not capture the significant land value premium inherent in 4.78 acres of commercial highway frontage.
The sales comparison approach adjusts the subject's 2020 sale ($290,000 at $167/SF) for market appreciation since closing, and references comparable mixed-use and commercial transactions along the Hwy 27 corridor and Levy County. The comparable mixed-use sale at 20761 NE Highway 27 (same corridor, $875,000 for 4,950 SF on 4 acres) provides the strongest support for the land value component. Applying a time adjustment of +28% for 2020-to-2026 commercial appreciation, and a downward size adjustment for the smaller building:
| Adjusted 2020 Sale Price (2026 $) | $290,000 × 1.28 = $371,200 |
| Land Premium (4.78 AC Hwy Frontage) | +$55,000 |
| Condition / Functional Adjustment | +$10,000 |
| Sales Comparison Value | ~$436,200 |
This approach is weighted at 50% in the final reconciliation.
The replacement cost approach estimates the cost of rebuilding the improvements at current North-Central Florida construction costs, added to independently derived land value.
| Land Value (4.78 AC × $52,000/AC market rate) | $248,560 |
| Reproduction Cost: 1,740 SF × $175/SF (block/comm.) | $304,500 |
| Depreciation (45 yrs, effective age adj.) | ($115,000) |
| Soft Costs & Site Infrastructure | +$18,000 |
| Replacement Cost Value | ~$456,060 |
This approach is weighted at 30% in the final reconciliation.
| Approach | Indicated Value | Weight | Weighted Value |
|---|---|---|---|
| Income Capitalization | $241,000 | 20% | $48,200 |
| Sales Comparison | $436,200 | 50% | $218,100 |
| Replacement Cost | $456,060 | 30% | $136,818 |
| Reconciled Market Value | — | 100% | ~$403,000 – $435,000 |
Based on the three-approach reconciliation and current Levy County commercial market dynamics, GoCommercial recommends the following pricing structure. The recommended list price of $479,000 represents approximately a 10–12% premium above the reconciled market value, which is consistent with standard negotiation margin for highway commercial properties in secondary Florida markets and reflects the property's land scarcity premium along the Hwy 27 corridor.
| Pricing Scenario | List Price | Expected Contract Range | Est. Days to Contract |
|---|---|---|---|
| Option A (Urgency) | $449,000 | $420,000 – $449,000 | 30 – 60 days |
| Option B (Recommended) | $479,000 | $430,000 – $460,000 | 45 – 90 days |
| Option C (Premium) | $499,000 | $440,000 – $475,000 | 60 – 120 days |
The $479,000 list price is justified across multiple independent data points: it represents a 29% premium to the last recorded sale (adjusted for 6 years of market appreciation), sits within 19% of the 2025 county assessment (a widely cited market reference for Florida commercial buyers), reflects $275/SF — well below comparable commercial transactions in the Williston market — and prices the land component at approximately $54,000/acre against a Levy County commercial average of $52,821/acre. The Hwy 27 Alt frontage, 19–30 space parking capacity, dual income streams, and development optionality for the 3+ acres of excess land all support a premium to the income-derived value.
Highway commercial mixed-use properties at this price point require a targeted, multi-channel approach that simultaneously reaches the three highest-probability buyer pools: regional owner-operators seeking a combined business location and residence, commercial land investors acquiring highway frontage for future development, and 1031 exchange buyers from higher-cost Florida markets seeking stable-yield rural commercial acquisitions. GoCommercial deploys an institutional-grade three-phase disposition program calibrated for this asset class.
GoCommercial's buyer underwriting team frames every risk factor with the documented mitigating evidence that supports our pricing in buyer conversations.
| Risk Factor | Buyer Concern | Mitigating Factor |
|---|---|---|
| Building Age | 1981 construction entering end of capital cycle | Block construction with documented useful life of 60+ years; 2025 assessment of $289,723 for improvements reflects sustained value; buyer acquisition economics driven primarily by land, not structure |
| Rural Market Liquidity | Smaller buyer pool vs. urban submarkets | Hwy 27 Alt is a primary regional corridor; Williston's equidistant position between Ocala and Gainesville (both Top 20 Florida metros) expands the effective buyer universe; 7% population growth in 10-mile radius since 2020 |
| Income Concentration | Single-operator commercial tenant; no long-term lease | Property's value is land-driven, not income-driven; existing income is secondary — buyer acquires for use or redevelopment; total taxes of $2,734/yr minimize carry costs during repositioning |
| Septic System | No municipal sewer connection may limit redevelopment | Levy County commercial properties along rural highway corridors routinely operate on septic; public water is available; most commercially-zoned buyer uses (storage, repair, agricultural) have minimal sewer requirements |
| Interest Rate Environment | Rate volatility affecting buyer financing and cap rate | SBA 7(a) and 504 programs remain fully accessible for owner-occupied commercial under $5M; at $479K, the all-cash buyer universe is substantial; DSCR at market rates remains positive with in-place income |
| Competition & Time on Market | 22 active Levy County commercial listings per LoopNet | Highway 27 Alt frontage with 4.78 acres is genuinely scarce; most active listings lack either the highway exposure, acreage, or zoning flexibility of the subject; GoCommercial's targeted outreach bypasses standard listing channel competition |
GoCommercial operates on a relationship-driven, performance-based model. We do not believe in locking clients into extended agreements with no accountability. Our engagement structure reflects confidence in our ability to execute and our commitment to earning your trust through results.
The 5% co-broker commission is not a giveaway — it is a force multiplier. In Florida commercial markets under $1M, buyers are predominantly represented by a local or regional broker. A 5% co-broker commission ensures that every Gainesville, Ocala, and Tampa broker with a qualified buyer actively pitches this property before any competing listing. In a county with limited commercial inventory and a growing buyer base, this creates a self-reinforcing distribution network that no amount of direct marketing alone can replicate.
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