Historic Mixed-Use
For Sale
$900,000
209 N OAK Avenue, Sanford, FL 32771
Commercial Sale, SANFORD, FL
Property Size6,032 SF
Lot Size0.10 Acres
Price / SF$149.20
Days on Market871
Property Features for 209 N OAK Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
SC3
Subdivision
SANFORD TOWN OF
Directions
17-92 to East on 1st St Turn left onto N Oak Ave Property is at the corner of N Oak Ave and W Commercial St
Standard status
Active
APN
25-19-30-5AG-0104-0110
Size
6,032 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
LOT 11 (LESS E 6 FT) + E 1/2 OF VAC ALLEY ON W + S 1/2 OF VAC ALLEY ON N BLK 1 TR 4 TOWN OF SANFORD PB 1 PG 58
Tax Annual Amount
4769
Legal Description
LOT 11 (LESS E 6 FT) + E 1/2 OF VAC ALLEY ON W + S 1/2 OF VAC ALLEY ON N BLK 1 TR 4 TOWN OF SANFORD PB 1 PG 58
Utilities
Cooling system
Central Air
Building Details
Year built
1887
Floors in Building
2
Building materials
Brick
Listing Agency:
SLOANE REALTY, LLC
(407) 829-2418
Listed By:
Matt White · License #3106449
(407) 758-3166
Added: Apr 10, 2024
Changed: Aug 24
Last Checked: Aug 28 at 8:06PM
MLS# O6195006
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.
The brick PICO building contains 6,032 square feet on a 0.1-acre parcel and dates to 1887. Central air serves the property. The seller is planning a configuration with three apartments upstairs and a bar/restaurant at street level; those improvements are proposed rather than completed.
Zoned SC3, the property supports retail, restaurant, office, and multifamily residential uses, along with additional permitted and conditional uses. It lies within the Downtown Sanford Community Redevelopment Area and less than two blocks from Lake Monroe. The property is not in a flood zone.
Zoned SC3, the property supports retail, restaurant, office, and multifamily residential uses, along with additional permitted and conditional uses. It lies within the Downtown Sanford Community Redevelopment Area and less than two blocks from Lake Monroe. The property is not in a flood zone.
Key Highlights
- 6,032‑square‑foot brick building on 0.1 acres
- Built in 1887 with central air
- SC3 zoning supports retail, restaurant, office, and multifamily residential uses
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
$79,622
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
8.85%
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%
$1,592,440
$1.6M
Cap Rate 7%
$1,137,457
$1.1M
Cap Rate 9%
$884,689
$884.7K
Market Conditions
NOI Build-Up for 6,032 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
$144.8K $24.00/SF
− Vacancy
−$17.4K −$2.88/SF
EGI
$127.4K $21.12/SF
− OpEx
−$47.8K −$7.92/SF
NOI
$79.6K $13.20/SF
Area
Seminole County, FL
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,592,440
Cap Rate 7%
$1,137,457
Cap Rate 9%
$884,689
Alternative Uses
Best Use
Specialty Retail
$1.66M
$1.45M – $1.94M
NOI $116,333 @ 7.0% cap · market cap 12.93%
Second Best
Mixed Use
$1.14M
$995.3K – $1.33M
NOI $79,622 @ 7.0% cap · market cap 8.85%
Theoretical Best
Office A
$1.72M
$1.50M – $2.00M
NOI $120,157 @ 7.0% cap · market cap 13.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,151
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - SC3-zoned property supports retail, restaurant, office, and multifamily residential uses.
Where is this mixed-use property located?
The property is located at 209 N OAK Avenue Sanford, FL.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 6,032‑square‑foot brick building on 0.1 acres; Built in 1887 with central air; SC3 zoning supports retail, restaurant, office, and multifamily residential uses
