Downtown Office Unit with Updated
For Sale
$275,000
225 N SCENIC Highway, Frostproof, FL 33843
Commercial Sale, FROSTPROOF, FL
Property Size838 SF
Lot Size0.26 Acres
Price / SF$328.16
Days on Market367
Property Features for 225 N SCENIC Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CG
Subdivision
FROSTPROOF IN US
Lot features
Corner Lot, City Limits, Sidewalk, Paved
Directions
From 3rd St, head North on Scenic Hwy past the red light the property is on the corner of Scenic (Hwy 17) and B Street.
Standard status
Active
APN
28-31-32-968200-004011
Size
838 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
FROSTPROOF IN US LOT 1 PB 1 PG 41 BLK 4 LOT 1 E 180 FT OF N 75 FT LESS E 30 FT THEREOF FOR RD R/W
Tax Annual Amount
2008
Legal Description
FROSTPROOF IN US LOT 1 PB 1 PG 41 BLK 4 LOT 1 E 180 FT OF N 75 FT LESS E 30 FT THEREOF FOR RD R/W
Utilities
Utilities
Phone Available
Sewer type
Septic Needed
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
mature oaks
sidewalk with accessible ramp
restroom facilities
spacious backyard
Building Details
Year built
1947
Floors in Building
1
Number of units
1
Flooring type
Carpet, Vinyl
Building materials
Stucco, Frame
Roof type
Shingle
Listing Agency:
KEYSTONE REALTY
(863) 635-0030
Listed By:
Michelle Hutto · License #650542
(863) 528-1136
Added: Sep 12, 2025
Changed: Sep 5
Last Checked: Sep 13 at 4:06AM
MLS# K4903070
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 838-square-foot office unit occupies a 0.26-acre downtown parcel in a stucco-and-frame building constructed in 1947. County records identify an effective year of 1993 following extensive updates. The property includes restroom facilities, vinyl and carpet flooring, central heating, central air, a shingle roof, and a spacious rear yard shaded by mature oak trees. The roof was replaced in October 2023, the AC system was updated in September 2022, and tree trimming was completed in October 2023.
Located at the corner of N Scenic Highway and B Street, the property provides sidewalk access with an accessible ramp, public water, phone availability, and septic needed. Parking is available along the street and in side areas. The downtown setting is within walking distance of a bank, pharmacy, restaurants, and other businesses. Potential uses identified for the CG-zoned property include general office, school, church, daycare, adult care, pet care, and medical office applications.
Located at the corner of N Scenic Highway and B Street, the property provides sidewalk access with an accessible ramp, public water, phone availability, and septic needed. Parking is available along the street and in side areas. The downtown setting is within walking distance of a bank, pharmacy, restaurants, and other businesses. Potential uses identified for the CG-zoned property include general office, school, church, daycare, adult care, pet care, and medical office applications.
Key Highlights
- 838 square feet on a 0.26‑acre parcel
- CG zoning with potential office, school, church, daycare, adult care, pet care, and medical office uses
- New roof completed in October 2023
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
$10,295
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
3.74%
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%
$205,900
$205.9K
Cap Rate 7%
$147,071
$147.1K
Cap Rate 9%
$114,389
$114.4K
Market Conditions
NOI Build-Up for 838 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
$17.6K $21.00/SF
− Vacancy
−$3.9K −$4.62/SF
EGI
$13.7K $16.38/SF
− OpEx
−$3.4K −$4.10/SF
NOI
$10.3K $12.29/SF
Area
Polk County, FL
Vacancy
22.00%
Lease Rate
$21.00 /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%
$205,900
Cap Rate 7%
$147,071
Cap Rate 9%
$114,389
Alternative Uses
Best Use
Office B
$147.1K
$128.7K – $171.6K
NOI $10,295 @ 7.0% cap · market cap 3.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$201.4K
$176.2K – $235.0K
NOI $14,097 @ 7.0% cap · market cap 5.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
271
Businesses Nearby
Explore this area
Business Placement
Demographics for 33843, FL
11,864
Population
5,930
Households
2
Avg Household Size
45
Median Age
15%
College-Educated
81%
High-School Grad
124.0 sq mi
ZIP Area
96
Density / Sq Mi
$51,358
Median Household Income
$28,857
Median Earnings
$864
Median Rent
$107,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - CG zoning supports potential office, educational, care-related, and community-oriented uses.
Where is this office units located?
The property is located at 225 N SCENIC Highway Frostproof, FL.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 838 square feet on a 0.26‑acre parcel; CG zoning with potential office, school, church, daycare, adult care, pet care, and medical office uses; New roof completed in October 2023
