Historic-District
For Sale
$615,000
1113 S PARK Avenue, Sanford, FL 32771
Residential Income, SANFORD, FL
Property Size2,412 SF
Lot Size0.13 Acres
Price / SF$254.98
Days on Market170
Property Features for 1113 S PARK Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
SR1
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bathroom 4, Bathroom 1, Bedroom 4, Bathroom 2, Bathroom 3, Bedroom 3, Bedroom 2
Parking features
Off Street, On Street
Window features
Blinds
Interior features
Ceiling Fans(s)
Exterior features
Sidewalk
Fireplace
1
Appliances
Electric Water Heater, Range, Refrigerator
Subdivision
SANFORD TOWN OF
Lot features
Historic District, City Limits, Sidewalk, Paved
Middle school
Markham Woods Middle
High school
Seminole High
Directions
From First Steet in downtown Sanford, travel south on Park Avenue to property on left (yellow two story building) between 11th and 12th Streets.
Standard status
Active
APN
25-19-30-5AG-1303-0090
Size
2,412 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 9 BLK 13 TR 3 TOWN OF SANFORD PB 1 PG 56-64
Tax Annual Amount
5985
Legal Description
LOT 9 BLK 13 TR 3 TOWN OF SANFORD PB 1 PG 56-64
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Window Unit(s), Wall/Window Unit(s)
Water source
Public
Building Details
Year built
1930
Floors in Building
2
Number of units
4
Flooring type
Wood, Tile, Vinyl
Building materials
Frame, Wood Siding
Roof type
Membrane, Shingle
Listing Agency:
PORZIG REALTY
(407) 322-8678
Listed By:
Lisa Finnerty · License #BK396896
(407) 314-1426
Added: Mar 23
Changed: Sep 6
Last Checked: Sep 8 at 12:06AM
MLS# O6393050
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 four-unit residential income property contains 2,412 square feet on a 0.13-acre lot and was built in 1930. The building features frame construction with wood siding, membrane and shingle roofing, tile, vinyl, and wood flooring, plus central heating and cooling supplemented by wall and window units. Interior amenities include ceiling fans, four bathrooms, electric water heaters, ranges, and refrigerators. A fireplace is also present.
The property is located in Sanford’s Historic District at 1113 S PARK Avenue, with downtown Sanford, the Riverwalk, restaurants, parks, and local breweries described as nearby. Sidewalk access, public water, public sewer, cable availability, and a combination of on-street and off-street parking support the existing residential configuration. The property carries SR1 zoning.
The property is located in Sanford’s Historic District at 1113 S PARK Avenue, with downtown Sanford, the Riverwalk, restaurants, parks, and local breweries described as nearby. Sidewalk access, public water, public sewer, cable availability, and a combination of on-street and off-street parking support the existing residential configuration. The property carries SR1 zoning.
Key Highlights
- Quadruplex with 2,412 square feet of property area
- Situated on a 0.13‑acre lot
- Built in 1930 with frame and wood siding construction
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
$32,170
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
5.23%
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%
$643,400
$643.4K
Cap Rate 7%
$459,571
$459.6K
Cap Rate 9%
$357,444
$357.4K
Market Conditions
NOI Build-Up for 2,412 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
$49.2K $20.40/SF
− Vacancy
−$3.2K −$1.35/SF
EGI
$46.0K $19.05/SF
− OpEx
−$13.8K −$5.72/SF
NOI
$32.2K $13.34/SF
Area
Seminole County, FL
Vacancy
6.60%
Lease Rate
$20.40 /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%
$643,400
Cap Rate 7%
$459,571
Cap Rate 9%
$357,444
Alternative Uses
Best Use
Multifamily LT 5
$459.6K
$402.1K – $536.2K
NOI $32,170 @ 7.0% cap · market cap 5.23%
Second Best
Apartment 5plus
$423.1K
$370.3K – $493.7K
NOI $29,620 @ 7.0% cap · market cap 4.82%
Theoretical Best
Office A
$686.4K
$600.6K – $800.8K
NOI $48,047 @ 7.0% cap · market cap 7.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
847
Businesses Nearby
Explore this area
Business Placement
Demographics for 32771, FL
57,178
Population
24,062
Households
2.4
Avg Household Size
37
Median Age
35%
College-Educated
91%
High-School Grad
37.5 sq mi
ZIP Area
1,525
Density / Sq Mi
$74,520
Median Household Income
$43,321
Median Earnings
$1,584
Median Rent
$332,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit property with public utilities, mixed flooring, central air, and both on-street and off-street parking.
Where is this quadplex located?
The property is located at 1113 S PARK Avenue Sanford, FL.
What is the asking price?
The asking price for this property is $615,000.
What are key features of this property?
This property features: Quadruplex with 2,412 square feet of property area; Situated on a 0.13‑acre lot; Built in 1930 with frame and wood siding construction
