Polk County Industrial
For Sale
Contact for pricing
Pending
100 Thornhill Road, Auburndale, FL 33823
20-acre industrial site with multiple buildings and outdoor storage.
Property Size50,808 SF
Lot Size20.00 Acres
Days on Market79
Property Features for 100 Thornhill Road
General Information
Standard status
Pending
Size
50,808 SF
Class
C
Lot size
20.00 Acres
Property subtype
Industrial
Zoning
BPC-2
Building Details
Year Built
1959
Buildings
7
Listing Agency:
Saunders Real Estate
(863) 272-7156
Listed By:
David Hungerford · License #FL 3281084
Source:
Crexi
Added: May 26
Changed: Aug 8
Last Checked: Jul 24 at 2:52PM
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 Saunders Real Estate
Investment Insights
Based on property information with market context.
This 20-acre industrial site is located in central Polk County on Thornhill Road, offering a strategic position for industrial outdoor storage and manufacturing. Situated a half-mile south of US 92, the property provides direct access to the Polk Parkway and I-4, facilitating efficient transit to Tampa and Orlando, both approximately one hour away, as well as Lakeland and Winter Haven. The property includes a 30,000+ square foot manufacturing building, an 8,000 ± square foot parts building, and a 10,200 ± square foot service facility equipped with six roll-up doors. Additional structures include a 2,000 square foot office, a paint booth, and a sandblast barn with a 25-ton silo. Several acres of excess land are available for outdoor storage or additional construction. Note that a 100'x100' cell tower easement and a 1.1 ± acre Duke Energy utility easement area are present on the property.
Key Highlights
- Strategic location in central Polk County with direct access to US 92, Polk Parkway, and I‑4.
- 50,000+ SF of specialized structures including a 30,000+ SF manufacturing building.**
- Ideal for industrial outdoor storage (IOS) and manufacturing.
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
$338,455
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
8.73%
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%
$6,769,100
$6.8M
Cap Rate 7%
$4,835,071
$4.8M
Cap Rate 9%
$3,760,611
$3.8M
Market Conditions
NOI Build-Up for 50,808 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
$431.9K $8.50/SF
− Vacancy
−$33.7K −$0.66/SF
EGI
$398.2K $7.84/SF
− OpEx
−$59.7K −$1.18/SF
NOI
$338.5K $6.66/SF
Area
Polk County, FL
Vacancy
7.80%
Lease Rate
$8.50 /SF/Yr
Expense Ratio
15.00%
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%
$6,769,100
Cap Rate 7%
$4,835,071
Cap Rate 9%
$3,760,611
Alternative Uses
Best Use
Warehouse
$4.84M
$4.23M – $5.64M
NOI $338,455 @ 7.0% cap · market cap 8.73%
Second Best
Industrial
$3.46M
$3.03M – $4.04M
NOI $242,381 @ 7.0% cap · market cap 6.25%
Theoretical Best
Office A
$12.21M
$10.68M – $14.24M
NOI $854,672 @ 7.0% cap · market cap 22.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
61
Businesses Nearby
Explore this area
Business Placement
Demographics for 33823, FL
33,733
Population
15,383
Households
2.2
Avg Household Size
42
Median Age
17%
College-Educated
86%
High-School Grad
34.9 sq mi
ZIP Area
967
Density / Sq Mi
$64,248
Median Household Income
$39,187
Median Earnings
$1,068
Median Rent
$234,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - 20-acre industrial site with multiple buildings and outdoor storage.
Where is this manufacturing property located?
The property is located at 100 Thornhill Road Auburndale, FL.
What is the asking price?
The asking price for this property is $3,875,000.
What are key features of this property?
This property features: Strategic location in central Polk County with direct access to US 92, Polk Parkway, and I‑4.; 50,000+ SF of specialized structures including a 30,000+ SF manufacturing building.**; Ideal for industrial outdoor storage (IOS) and manufacturing.
