Fenced Flex Space with
For Sale
$550,000
414 W 9TH Street, Sanford, FL 32771
Commercial Sale, SANFORD, FL
Property Size2,695 SF
Lot Size0.43 Acres
Price / SF$316.09
Days on Market346
Property Features for 414 W 9TH Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GC2
Subdivision
SANFORD TOWN OF
Directions
Head west on US-17/US-92 62 ft Make a U-turn 2.5 mi Turn right onto S French Ave 0.4 mi Turn left onto W 8th St 328 ft Turn right onto Laurel Ave Destination will be on the left
Standard status
Active
APN
25-19-30-5AG-1007-0090
Size
1,740 SF
Lot size
0.43 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LOTS 9 + 10 BLK 10 TR 7 TOWN OF SANFORD PB 1 PG 62 and LOT 8 BLK 10 TR 7 TOWN OF SANFORD PB 1 PGS 56-64
Tax Annual Amount
3695
Legal Description
LOTS 9 + 10 BLK 10 TR 7 TOWN OF SANFORD PB 1 PG 62 and LOT 8 BLK 10 TR 7 TOWN OF SANFORD PB 1 PGS 56-64
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Building Details
Year built
1956
Floors in Building
1
Building materials
Brick, Concrete
Listing Agency:
SLOANE REALTY, LLC
(407) 829-2418
Listed By:
Matt White · License #3106449
(407) 758-3166
Added: Sep 17, 2025
Changed: Aug 19
Last Checked: Aug 28 at 9:06PM
MLS# O6344973
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 flex property combines four executive offices, a conference room, an open workspace, and an approximately 1,000-square-foot warehouse and storage area with direct interior access. The site spans two parcels totaling 0.43 acres and is fully fenced for controlled outdoor storage and fleet circulation. Construction includes brick and concrete, with central air conditioning and public water and sewer service.
The property is located at 414 W 9TH Street in Sanford, Florida, with convenient access to major highways. GC2 zoning supports retail, service-oriented businesses, and light commercial or industrial uses. Outdoor storage, fueling, and hazardous materials may require conditional approval from the City. A generator is approximately 5 years old, and the roof was replaced in September 2014.
The property is located at 414 W 9TH Street in Sanford, Florida, with convenient access to major highways. GC2 zoning supports retail, service-oriented businesses, and light commercial or industrial uses. Outdoor storage, fueling, and hazardous materials may require conditional approval from the City. A generator is approximately 5 years old, and the roof was replaced in September 2014.
Key Highlights
- 2,695 sq ft flex, light industrial, and office property
- Two parcels totaling 0.43 acres, fully fenced and secure
- Four executive offices, one conference room, and open workspace
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
$25,996
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
4.73%
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%
$519,920
$519.9K
Cap Rate 7%
$371,371
$371.4K
Cap Rate 9%
$288,844
$288.8K
Market Conditions
NOI Build-Up for 1,740 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
$41.8K $24.00/SF
− Vacancy
−$7.1K −$4.08/SF
EGI
$34.7K $19.92/SF
− OpEx
−$8.7K −$4.98/SF
NOI
$26.0K $14.94/SF
Area
Seminole County, FL
Vacancy
17.00%
Lease Rate
$24.00 /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%
$519,920
Cap Rate 7%
$371,371
Cap Rate 9%
$288,844
Alternative Uses
Best Use
Office B
$371.4K
$325.0K – $433.3K
NOI $25,996 @ 7.0% cap · market cap 4.73%
Second Best
Warehouse
$168.6K
$147.5K – $196.7K
NOI $11,803 @ 7.0% cap · market cap 2.15%
Theoretical Best
Office A
$495.2K
$433.3K – $577.7K
NOI $34,661 @ 7.0% cap · market cap 6.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,356
Businesses Nearby
Balanced
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Office and warehouse improvements are paired with secure outdoor storage and truck circulation areas.
Where is this flex space located?
The property is located at 414 W 9TH Street Sanford, FL.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 2,695 sq ft flex, light industrial, and office property; Two parcels totaling 0.43 acres, fully fenced and secure; Four executive offices, one conference room, and open workspace
