Live-Work Log Cabin on
For Sale
$399,000
2200 Us 27 Highway S, Lake Placid, FL 33852
Commercial, Lake Placid, FL
Property Size1,648 SF
Lot Size0.90 Acres
Price / SF$242.11
Days on Market536
Property Features for 2200 Us 27 Highway S
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B3
Directions
Property is roughly 3.5 miles south of the Lake Placid town limit, and 1.6 mile north of the intersection of US 27 and State Road 70. West side of US 27 across from Ramada by Wyndham hotel.
Standard status
Active
APN
C-28-37-30-A00-0094-0000
Size
1,648 SF
Lot size
0.90 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
AN IRREG TR IN NW 1/4 OF NW 1/4 W OF HWY BEING S 150 FT OF N 553 FT AS MEAS ALONG HWY R/W 28-37-30/9.4 .43 ACRES
Tax Annual Amount
2645
Legal Description
AN IRREG TR IN NW 1/4 OF NW 1/4 W OF HWY BEING S 150 FT OF N 553 FT AS MEAS ALONG HWY R/W 28-37-30/9.4 .43 ACRES
Utilities
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Amenities
lakefront
Building Details
Year built
1983
Listing Agency:
ADVANTAGE REALTY #1
(863) 386-0303
Listed By:
Jim Pyle
(863) 297-7833
Added: Mar 12, 2025
Changed: Aug 19
Last Checked: Aug 29 at 6:06PM
MLS# 313096
Copyright © 2026 Heartland Multiple Listing Service, Inc. 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 live-work property is a converted log cabin with updated kitchen and bathrooms. The offering is available subject to an existing 3-year lease, and the property is currently producing reliable income with a long-term tenant.
The site sits on the lakefront and includes approximately 370 feet of US Hwy 27 frontage, which can function as a display area for sales. A highway crossover is directly in front of shared access points, providing convenient access from both directions, while the lakefront measures approximately 325 feet for lake activities.
Zoned B3, the property totals approximately 0.9 acres and includes lakefront amenities suitable for activities such as paddleboarding and jet-ski rentals. The configuration supports use for a small business while allowing for on-site living within the cabin setting.
The site sits on the lakefront and includes approximately 370 feet of US Hwy 27 frontage, which can function as a display area for sales. A highway crossover is directly in front of shared access points, providing convenient access from both directions, while the lakefront measures approximately 325 feet for lake activities.
Zoned B3, the property totals approximately 0.9 acres and includes lakefront amenities suitable for activities such as paddleboarding and jet-ski rentals. The configuration supports use for a small business while allowing for on-site living within the cabin setting.
Key Highlights
- Subject to a 3‑year lease with a long‑term tenant currently producing reliable income
- Lakefront property with highway frontage, zoned B3
- Approx. 9/10 acre with 370+ ft of US Hwy 27 frontage for display area and 325+ ft lakefront
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
$16,775
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
4.20%
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%
$335,500
$335.5K
Cap Rate 7%
$239,643
$239.6K
Cap Rate 9%
$186,389
$186.4K
Market Conditions
NOI Build-Up for 1,648 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
$28.7K $17.40/SF
− Vacancy
−$6.3K −$3.83/SF
EGI
$22.4K $13.57/SF
− OpEx
−$5.6K −$3.39/SF
NOI
$16.8K $10.18/SF
Area
Highlands County, FL
Vacancy
22.00%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
25.00%
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%
$335,500
Cap Rate 7%
$239,643
Cap Rate 9%
$186,389
Alternative Uses
Best Use
Office B
$239.6K
$209.7K – $279.6K
NOI $16,775 @ 7.0% cap · market cap 4.20%
Second Best
Mixed Use
$212.6K
$186.1K – $248.1K
NOI $14,884 @ 7.0% cap · market cap 3.73%
Theoretical Best
Office A
$342.9K
$300.0K – $400.0K
NOI $24,000 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
47
Businesses Nearby
Explore this area
Business Placement
Demographics for 33852, FL
21,635
Population
12,991
Households
1.7
Avg Household Size
55
Median Age
20%
College-Educated
85%
High-School Grad
293.4 sq mi
ZIP Area
74
Density / Sq Mi
$54,841
Median Household Income
$39,658
Median Earnings
$1,063
Median Rent
$205,800
Median Home Value
Market
Vacancy Rate% for Office 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?
Live-work space - Zoned B3, featuring US Hwy 27 frontage and lakefront access with a property currently available under a 3-year lease.
Where is this live-work space located?
The property is located at 2200 Us 27 Highway S Lake Placid, FL.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Subject to a 3‑year lease with a long‑term tenant currently producing reliable income; Lakefront property with highway frontage, zoned B3; Approx. 9/10 acre with 370+ ft of US Hwy 27 frontage for display area and 325+ ft lakefront
