One-Story Storefront
For Sale
$179,900
1006 S HISTORIC GOLDSBORO, Sanford, FL 32771
Commercial Sale, SANFORD, FL
Property Size720 SF
Lot Size0.29 Acres
Price / SF$249.86
Days on Market614
Property Features for 1006 S HISTORIC GOLDSBORO
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GC-2
Subdivision
CHAPPELLS SUBD A D
Lot features
Corner Lot
Directions
Head west on W Lake Mary Blvd MAKE A U-TURN TURN LEFT ONTO N PALMETTO ST TURN RIGHT ONTO OLD LAKE MARY RD SLIGHT R ONTO SW ROAD TURN RIGHT ONTO W 13TH ST/HISTORIC GOLDSBORO DESTINATION IS LEFT 1006 HISTORIC BLVD NEXT TO 1004 HISTORIC BLVD
Standard status
Active
APN
36-19-30-515-0G00-0010
Size
720 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LOT 1 + 2 BLK G A D CHAPPELLS SUBD PB 1 PG 71
Tax Annual Amount
650
Legal Description
LOT 1 + 2 BLK G A D CHAPPELLS SUBD PB 1 PG 71
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1954
Floors in Building
1
Building materials
Concrete
Roof type
Shingle
Listing Agency:
COLDWELL BANKER REALTY
(407) 696-8000
Listed By:
Jeanie Johnson · License #3335019
(407) 259-8489
Added: Dec 20, 2024
Changed: Aug 24
Last Checked: Aug 26 at 11:06PM
MLS# O6266239
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 one-story storefront property in Sanford is a 1954 concrete building with a shingle roof. The interior has been stripped to the studs, and the structure does not have heating or air conditioning. It sits on a level 0.29-acre parcel with public water and public sewer service. The property is currently occupied, with the ability to vacate the building at any time.
The site is near Orlando Sanford International Airport, Monroe Lake, Crooms Academy, and Sanford’s historic downtown district. Its setting is described as a heavily trafficked road location. GC-2 zoning and the existing commercial building provide the primary property characteristics for review.
The site is near Orlando Sanford International Airport, Monroe Lake, Crooms Academy, and Sanford’s historic downtown district. Its setting is described as a heavily trafficked road location. GC-2 zoning and the existing commercial building provide the primary property characteristics for review.
Key Highlights
- GC‑2 zoning in the City of Sanford
- Level 0.29‑acre parcel
- 92 X 140 lot dimensions
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
$14,139
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
7.86%
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%
$282,780
$282.8K
Cap Rate 7%
$201,986
$202.0K
Cap Rate 9%
$157,100
$157.1K
Market Conditions
NOI Build-Up for 720 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
$20.9K $29.04/SF
− Vacancy
−$711 −$0.99/SF
EGI
$20.2K $28.05/SF
− OpEx
−$6.1K −$8.42/SF
NOI
$14.1K $19.64/SF
Area
Seminole County, FL
Vacancy
3.40%
Lease Rate
$29.04 /SF/Yr
Expense Ratio
30.00%
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%
$282,780
Cap Rate 7%
$201,986
Cap Rate 9%
$157,100
Alternative Uses
Best Use
Retail
$202.0K
$176.7K – $235.7K
NOI $14,139 @ 7.0% cap · market cap 7.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$204.9K
$179.3K – $239.0K
NOI $14,342 @ 7.0% cap · market cap 7.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
604
Businesses Nearby
Under-served
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
- The Happy Florist — 1015 W 1st St, Sanford, FL 32771
Frequently Asked Questions
What type of property is this?
Storefront property - GC-2-zoned property with public water and sewer in Sanford’s historic downtown district.
Where is this storefront property located?
The property is located at 1006 S HISTORIC GOLDSBORO Sanford, FL.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: GC‑2 zoning in the City of Sanford; Level 0.29‑acre parcel; 92 X 140 lot dimensions
