Sanford Commercial Space For
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1013 Historic Goldsboro Blvd, Sanford, FL 32771
Versatile commercial space in Sanford, Florida with parking.
Property Size1,332 SF
Price / SF$201.95
Days on Market177
Property Features for 1013 Historic Goldsboro Blvd
General Information
Standard status
Active
Size
1,332 SF
Property subtype
Mixed Use, Office, Retail
Zoning
GC2
Building Details
Year Built
1929
Listing Agency:
Porzig Realty LLC
(407) 322-8678
Listed By:
Lisa Finnerty · License #BK396896
Source:
Crexi
Added: Feb 17
Changed: Aug 8
Last Checked: Aug 8 at 2:37PM
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 Porzig Realty LLC
Investment Insights
Based on property information with market context.
This commercial property in Sanford, Florida, offers 1,688 square feet of space. The property is zoned General Commercial, making it suitable for retail, office, mixed-use, or cultural facility purposes. The location provides high visibility along a high-traffic thoroughfare. The property includes an additional parcel that provides parking space for up to 12 vehicles. The lot size is 1,332 square feet.
Key Highlights
- High‑traffic location with strong visibility for maximum business exposure.
- Versatile 1,688 sq ft space suitable for retail, office, mixed‑use, or cultural facility.
- General Commercial zoning provides exceptional flexibility for various business types.
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
$19,900
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
7.40%
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%
$398,000
$398.0K
Cap Rate 7%
$284,286
$284.3K
Cap Rate 9%
$221,111
$221.1K
Market Conditions
NOI Build-Up for 1,332 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
$32.0K $24.00/SF
− Vacancy
−$5.4K −$4.08/SF
EGI
$26.5K $19.92/SF
− OpEx
−$6.6K −$4.98/SF
NOI
$19.9K $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%
$398,000
Cap Rate 7%
$284,286
Cap Rate 9%
$221,111
Alternative Uses
Best Use
Retail
$373.7K
$327.0K – $435.9K
NOI $26,156 @ 7.0% cap · market cap 9.72%
Second Best
Office B
$284.3K
$248.8K – $331.7K
NOI $19,900 @ 7.0% cap · market cap 7.40%
Theoretical Best
Office A
$379.0K
$331.7K – $442.2K
NOI $26,533 @ 7.0% cap · market cap 9.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
729
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?
Mixed-use property - Versatile commercial space in Sanford, Florida with parking.
Where is this mixed-use property located?
The property is located at 1013 Historic Goldsboro Blvd Sanford, FL.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: High‑traffic location with strong visibility for maximum business exposure.; Versatile 1,688 sq ft space suitable for retail, office, mixed‑use, or cultural facility.; General Commercial zoning provides exceptional flexibility for various business types.
