Convenience Store with Retail
For Sale
$395,000
1805 HISTORIC GOLDSBORO Boulevard, Sanford, FL 32771
Commercial Sale, SANFORD, FL
Property Size1,320 SF
Lot Size0.36 Acres
Price / SF$299.24
Days on Market183
Property Features for 1805 HISTORIC GOLDSBORO Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RC1
Subdivision
MEISCHS SUB
Directions
Take FL-417 Toll N to W 25th St/H E Thomas Jr Pkwy in Seminole County. Take exit 52 from FL-417 Toll N Follow W 25th St/H E Thomas Jr Pkwy, Old Lake Mary Rd and SW Rd to W 13th St/Historic Goldsboro Blvd in Sanford Turn right onto W 25th St/H E Thomas Jr Pkwy 0.4 mi Turn left onto Old Lake Mary Rd 0.4 mi Turn right onto SW Rd 0.7 mi Turn right onto W 13th St/Historic Goldsboro Blvd Destination will be on the right
Standard status
Active
APN
26-19-30-505-0800-0010
Size
1,320 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LOTS 1 2 3 + 4 BLK 8 MEISCHS SUBD PB 3 PG 84
Tax Annual Amount
1976
Legal Description
LOTS 1 2 3 + 4 BLK 8 MEISCHS SUBD PB 3 PG 84
Utilities
Cooling system
Central Air
Building Details
Year built
1944
Building materials
Block
Listing Agency:
LPT REALTY, LLC
(877) 366-2213
Listed By:
Farzana Ali · License #3422973
(407) 252-6482
Added: Feb 22
Changed: Aug 20
Last Checked: Aug 24 at 2:06PM
MLS# O6384684
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 1,320-square-foot convenience store property combines an operating retail business with ownership of the underlying real estate. The sale includes current inventory, shelving, coolers, and other fixtures supporting the store’s retail setup. The building provides display and storage areas within a practical commercial layout.
Situated at 1805 Historic Goldsboro Boulevard in Sanford, Florida, the property occupies 0.36 acres and carries RC1 zoning. The 1944 block building is equipped with central air conditioning. The conveyance of the business, real estate, equipment, and inventory creates a single-asset acquisition for continued convenience retail use.
Situated at 1805 Historic Goldsboro Boulevard in Sanford, Florida, the property occupies 0.36 acres and carries RC1 zoning. The 1944 block building is equipped with central air conditioning. The conveyance of the business, real estate, equipment, and inventory creates a single-asset acquisition for continued convenience retail use.
Key Highlights
- Convenience store business and commercial real estate included
- 1,320‑square‑foot building on 0.36 acres
- Current inventory, shelving, coolers, and fixtures convey
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
$25,921
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
6.56%
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%
$518,420
$518.4K
Cap Rate 7%
$370,300
$370.3K
Cap Rate 9%
$288,011
$288.0K
Market Conditions
NOI Build-Up for 1,320 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
$38.3K $29.04/SF
− Vacancy
−$1.3K −$0.99/SF
EGI
$37.0K $28.05/SF
− OpEx
−$11.1K −$8.42/SF
NOI
$25.9K $19.64/SF
Area
Seminole County, FL
Vacancy
3.40%
Lease Rate
$29.04 /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%
$518,420
Cap Rate 7%
$370,300
Cap Rate 9%
$288,011
Alternative Uses
Best Use
Retail
$370.3K
$324.0K – $432.0K
NOI $25,921 @ 7.0% cap · market cap 6.56%
Second Best
Specialty Retail
$363.7K
$318.2K – $424.3K
NOI $25,457 @ 7.0% cap · market cap 6.44%
Theoretical Best
Office A
$375.6K
$328.7K – $438.2K
NOI $26,294 @ 7.0% cap · market cap 6.66%
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
279
Businesses Nearby
Under-served
Demand for This Use
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Existing convenience store operation with real estate, equipment, fixtures, and inventory included in the sale.
Where is this grocery and convenience store located?
The property is located at 1805 HISTORIC GOLDSBORO Boulevard Sanford, FL.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Convenience store business and commercial real estate included; 1,320‑square‑foot building on 0.36 acres; Current inventory, shelving, coolers, and fixtures convey
