Single-Story Office
For Sale
$949,900
Pending
2605 Bayview Street, Sebring, FL 33870
Commercial, Single Story, Sebring, FL
Property Size6,816 SF
Lot Size1.67 Acres
Days on Market230
Property Features for 2605 Bayview Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C1
Exterior features
Stucco
Directions
From US 27 and Hammock Rd in Sebring, travel NORTH to RIGHT on Bayview St to property on the LEFT.
Standard status
Pending
APN
S-23-34-28-A00-0131-0000
Size
6,200 SF
Lot size
1.67 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
E 201.9 FT OF S 360 FT OF N 1058 FT OF SE 1/4 OF NW 1/4 OF SEC 23 23-34-28/13.1 1.67 ACRES -FUNERAL HOME-
Tax Annual Amount
14627
Legal Description
E 201.9 FT OF S 360 FT OF N 1058 FT OF SE 1/4 OF NW 1/4 OF SEC 23 23-34-28/13.1 1.67 ACRES -FUNERAL HOME-
Utilities
Sewer type
Public Sewer
Cooling system
Electric, Central Air
Building Details
Year built
1997
Floors in Building
1
Building materials
Concrete Block
Roof type
Barrel
Architectural style
Other
Listing Agency:
ADVANTAGE REALTY #1
(863) 386-0303
Listed By:
Susan Geitner · License #F10486453
(863) 273-0145
Added: Jan 18
Changed: Sep 3
Last Checked: Sep 5 at 10:06AM
MLS# 321607
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 single-level office property was built in 1997 and occupies 1.67 acres in Sebring. The building includes office areas, a reception space, living quarters, and a garage, with a covered entry supporting visitor access. Concrete-block construction, stucco exterior, a barrel roof, central air, and electric cooling are documented features.
The property is located at 2605 Bayview Street near Chick-fil-A and can be seen from US 27, approximately one-tenth of a mile away. C1 zoning and public sewer service are in place, providing a defined commercial setting for the existing office-oriented layout.
The property is located at 2605 Bayview Street near Chick-fil-A and can be seen from US 27, approximately one-tenth of a mile away. C1 zoning and public sewer service are in place, providing a defined commercial setting for the existing office-oriented layout.
Key Highlights
- 1.67‑acre office property in Sebring
- C1 zoning with public sewer service
- Visible from US 27, approximately 0.1 mile away
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
$63,110
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
6.64%
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%
$1,262,200
$1.3M
Cap Rate 7%
$901,571
$901.6K
Cap Rate 9%
$701,222
$701.2K
Market Conditions
NOI Build-Up for 6,200 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
$107.9K $17.40/SF
− Vacancy
−$23.7K −$3.83/SF
EGI
$84.1K $13.57/SF
− OpEx
−$21.0K −$3.39/SF
NOI
$63.1K $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%
$1,262,200
Cap Rate 7%
$901,571
Cap Rate 9%
$701,222
Alternative Uses
Best Use
Office B
$901.6K
$788.9K – $1.05M
NOI $63,110 @ 7.0% cap · market cap 6.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.29M
$1.13M – $1.50M
NOI $90,292 @ 7.0% cap · market cap 9.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
414
Businesses Nearby
Explore this area
Business Placement
Demographics for 33870, FL
24,238
Population
13,933
Households
1.7
Avg Household Size
51
Median Age
18%
College-Educated
84%
High-School Grad
95.3 sq mi
ZIP Area
254
Density / Sq Mi
$50,606
Median Household Income
$28,475
Median Earnings
$977
Median Rent
$154,300
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?
Office building - C1-zoned property with reception, offices, living quarters, and a garage in a professional commercial setting.
Where is this office building located?
The property is located at 2605 Bayview Street Sebring, FL.
What is the asking price?
The asking price for this property is $949,900.
What are key features of this property?
This property features: 1.67‑acre office property in Sebring; C1 zoning with public sewer service; Visible from US 27, approximately 0.1 mile away
