Freestanding Office Building with New
For Sale
$399,900
806 E 25TH Street, Sanford, FL 32771
SINGLE_FAMILY - SANFORD, FL
Property Size2,037 SF
Lot Size0.24 Acres
Price / SF$196.32
Days on Market201
Property Features for 806 E 25TH Street
General Information
Property type
Residential
Property subtype
Office
Zoning
RMOI
Window features
Shutters
Appliances
Dishwasher, Microwave
Subdivision
PHILLIPS TERRACE
Directions
From 17-92 go East on 25th St. Follow 25th St down and take a left on Yale. Driveway access into the building is from Yale.
Standard status
Active
APN
31-19-31-519-0000-0180
Size
2,037 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 18 PHILLIPS TERRACE PB 8 PG 59
Tax Annual Amount
4889
Legal Description
LOT 18 PHILLIPS TERRACE PB 8 PG 59
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1952
Floors in Building
1
Flooring type
Tile - Ceramic, Carpet, Laminate
Building materials
Block, Brick
Roof type
Shingle
Listing Agency:
DIVERSIFIED REALTY HOLDINGS
(407) 772-2274
Listed By:
James Broadus · License #3064032
(407) 772-2274
Added: Jan 23
Changed: Aug 2
Last Checked: Aug 12 at 9:06AM
MLS# O6376426
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.
Freestanding office building on a 0.24-acre lot, totaling 2,037 SF. Constructed with block and brick, the building features a shingle roof (new 2024) and central heating and central air. The interior is currently arranged for office use with (6) offices, a large option work area, reception area, file/storage room, kitchen, and open space, plus 3 bathrooms. Appliances include a dishwasher and microwave. Year built is 1952, and utilities include phone available, with public water and public sewer.
The property is located at 806 E 25TH Street in Sanford, Florida, about 5 minutes from Sanford Airport. It is close to Highway 417 and within 10 minutes of Interstate 4, supporting convenient access for employees and clients. The building is offered as a flexible space that has previously been used as a tutoring center, with potential for a learning center or pre-school and for professional and medical services.
For buyers, the current office layout and parking count may reduce initial buildout needs, while the location and access routes can support a range of client-facing uses.
The property is located at 806 E 25TH Street in Sanford, Florida, about 5 minutes from Sanford Airport. It is close to Highway 417 and within 10 minutes of Interstate 4, supporting convenient access for employees and clients. The building is offered as a flexible space that has previously been used as a tutoring center, with potential for a learning center or pre-school and for professional and medical services.
For buyers, the current office layout and parking count may reduce initial buildout needs, while the location and access routes can support a range of client-facing uses.
Key Highlights
- 2,037 SF freestanding office building on 0.24‑acre lot
- Shingle roof replaced in 2024
- RMOI zoning
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
$30,433
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
7.61%
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%
$608,660
$608.7K
Cap Rate 7%
$434,757
$434.8K
Cap Rate 9%
$338,144
$338.1K
Market Conditions
NOI Build-Up for 2,037 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
$48.9K $24.00/SF
− Vacancy
−$8.3K −$4.08/SF
EGI
$40.6K $19.92/SF
− OpEx
−$10.1K −$4.98/SF
NOI
$30.4K $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%
$608,660
Cap Rate 7%
$434,757
Cap Rate 9%
$338,144
Alternative Uses
Best Use
Office B
$434.8K
$380.4K – $507.2K
NOI $30,433 @ 7.0% cap · market cap 7.61%
Second Best
Healthcare Medical
$414.8K
$363.0K – $484.0K
NOI $29,039 @ 7.0% cap · market cap 7.26%
Theoretical Best
Office A
$579.7K
$507.2K – $676.3K
NOI $40,577 @ 7.0% cap · market cap 10.15%
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
574
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - RMOI zoned freestanding office with central HVAC, central air, and 7 designated parking spaces.
Where is this office building located?
The property is located at 806 E 25TH Street Sanford, FL.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 2,037 SF freestanding office building on 0.24‑acre lot; Shingle roof replaced in 2024; RMOI zoning
