Turnkey Sanford Hospitality
For Sale
$775,000
100 S WHITE CEDAR ROAD, Sanford, FL 32771
Fully licensed bar and grill with real estate for sale.
Property Size1,650 SF
Lot Size0.25 Acres
Price / SF$469.70
Days on Market230
Property Features for 100 S WHITE CEDAR ROAD
General Information
Standard status
Active
Size
1,650 SF
Lot size
0.25 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$10,498
Amenities
Central air
Pool
Public Pool
Central Air Cooling
Central Business District
Central Heating
Electric Heating
Shingle Roof
Street Lights
Building Details
Year Built
2004
Listing Agency:
KROLL REALTY GROUP
(407) 339-6930
Listed By:
CHRIS CRANIAS · License #3362747
Source:
Corcoran
Added: Dec 22, 2025
Changed: Aug 8
Last Checked: Aug 8 at 6:15AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of KROLL REALTY GROUP
Investment Insights
Based on property information with market context.
This is a rare opportunity to acquire a staple of the Sanford hospitality scene with this comprehensive turnkey offering. Included in the sale is the fully licensed and operating business known as the Camp House Bar and Grill, the prime real estate, and all Furniture, Fixtures, and Equipment (FFE). The property is perfectly positioned on a high-visibility corridor with heavy daily traffic counts. The .24-acre lot has favorable PD zoning and exceptional road frontage. The site is anchored by high-impact, lit pole signage, ensuring 24/7 visibility to thousands of daily commuters and local residents. The building’s welcoming and rustic aesthetic provides a versatile environment that can accommodate a variety of concepts or continued growth of the current brand. The business is being sold as a true "plug-and-play" operation, currently run by a manager/operator with a dedicated staff in place who are willing to stay on, providing a seamless transition for the new owner. The seller is shifting focus to other ventures, which presents a unique chance for an investor or owner-operator to step into a fully staffed and functional venue without the typical startup delays. The property size is 1650 square feet.
Key Highlights
- Turnkey Business Opportunity: Includes the fully licensed and operating Camp House Bar and Grill, real estate, and all Furniture, Fixtures, and Equipment (FFE).
- Prime Location: High‑visibility corridor with heavy daily traffic counts and exceptional road frontage.
- Real Estate Value: .24‑acre lot with favorable PD 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
$31,822
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
4.11%
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%
$636,440
$636.4K
Cap Rate 7%
$454,600
$454.6K
Cap Rate 9%
$353,578
$353.6K
Market Conditions
NOI Build-Up for 1,650 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
$44.9K $27.24/SF
− Vacancy
−$2.5K −$1.53/SF
EGI
$42.4K $25.71/SF
− OpEx
−$10.6K −$6.43/SF
NOI
$31.8K $19.29/SF
Area
Seminole County, FL
Vacancy
5.60%
Lease Rate
$27.24 /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%
$636,440
Cap Rate 7%
$454,600
Cap Rate 9%
$353,578
Alternative Uses
Best Use
Specialty Retail
$454.6K
$397.8K – $530.4K
NOI $31,822 @ 7.0% cap · market cap 4.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$469.5K
$410.9K – $547.8K
NOI $32,868 @ 7.0% cap · market cap 4.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
671
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Curiosity Shop Cafe — 4377 FL-46, Sanford, FL 32771
- Camp House Bar and Grill — 100 S White Cedar Rd, Sanford, FL 32771
Frequently Asked Questions
What type of property is this?
Bar & Pub - Fully licensed bar and grill with real estate for sale.
Where is this bar & pub located?
The property is located at 100 S WHITE CEDAR ROAD Sanford, FL.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Turnkey Business Opportunity: Includes the fully licensed and operating Camp House Bar and Grill, real estate, and all Furniture, Fixtures, and Equipment (FFE).; Prime Location: High‑visibility corridor with heavy daily traffic counts and exceptional road frontage.; Real Estate Value: .24‑acre lot with favorable PD zoning.
