Mixed-Use Property with
For Sale
$249,000
1013 HISTORIC GOLDSBORO Boulevard, Sanford, FL 32771
Commercial Sale, SANFORD, FL
Property Size1,332 SF
Lot Size0.16 Acres
Price / SF$186.94
Days on Market196
Property Features for 1013 HISTORIC GOLDSBORO Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GC2
Subdivision
CHAPPELLS SUB A D
Directions
From downtown Sanford, take French Ave South, turn right on Historica Goldsboro Blvd, building on left.
Standard status
Active
APN
36-19-30-515-0G00-041A
Size
1,332 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
W 36 FT OF E 69 FT OF N 100 FT OF LOTS 41 + 42 BLK G A D CHAPPELLS SUBD PB 1 PG 71
Tax Annual Amount
683
Legal Description
W 36 FT OF E 69 FT OF N 100 FT OF LOTS 41 + 42 BLK G A D CHAPPELLS SUBD PB 1 PG 71
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1929
Flooring type
Concrete
Building materials
Block
Roof type
Membrane
Listing Agency:
PORZIG REALTY
(407) 322-8678
Listed By:
Derrick Thomas · License #3331734
(404) 401-0471
Added: Feb 12
Changed: Aug 24
Last Checked: Aug 27 at 4:06PM
MLS# O6382077
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 mixed-use commercial property includes a 1929 block building with concrete flooring and membrane roofing. The interior is cooled by wall and window unit systems, while electricity is available for the property. GC2 zoning supports the stated potential for retail, office, mixed-use, and cultural facility applications.
An additional parcel accompanies the building and provides parking for up to 12 vehicles. Public water and public sewer serve the property, which is located on Historic Goldsboro Boulevard in Sanford, Florida. The asset offers a compact commercial footprint with existing building improvements and multiple stated use possibilities.
An additional parcel accompanies the building and provides parking for up to 12 vehicles. Public water and public sewer serve the property, which is located on Historic Goldsboro Boulevard in Sanford, Florida. The asset offers a compact commercial footprint with existing building improvements and multiple stated use possibilities.
Key Highlights
- GC2 zoning supports retail, office, mixed‑use, and cultural facility applications
- Additional parcel provides parking for up to 12 vehicles
- 1929 block construction with concrete flooring
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
$17,582
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
7.06%
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%
$351,640
$351.6K
Cap Rate 7%
$251,171
$251.2K
Cap Rate 9%
$195,356
$195.4K
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
−$3.8K −$2.88/SF
EGI
$28.1K $21.12/SF
− OpEx
−$10.5K −$7.92/SF
NOI
$17.6K $13.20/SF
Area
Seminole County, FL
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$351,640
Cap Rate 7%
$251,171
Cap Rate 9%
$195,356
Alternative Uses
Best Use
Retail
$373.7K
$327.0K – $435.9K
NOI $26,156 @ 7.0% cap · market cap 10.50%
Second Best
Specialty Retail
$367.0K
$321.1K – $428.2K
NOI $25,689 @ 7.0% cap · market cap 10.32%
Theoretical Best
Office A
$379.0K
$331.7K – $442.2K
NOI $26,533 @ 7.0% cap · market cap 10.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
571
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - GC2-zoned commercial building with flexible retail, office, mixed-use, and cultural facility applications.
Where is this mixed-use property located?
The property is located at 1013 HISTORIC GOLDSBORO Boulevard Sanford, FL.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: GC2 zoning supports retail, office, mixed‑use, and cultural facility applications; Additional parcel provides parking for up to 12 vehicles; 1929 block construction with concrete flooring
