Retail and Self-Storage
For Sale
$1,100,000
104 Us Highway 27 S, Avon Park, FL 33825
Commercial, Two Story, Avon Park, FL
Property Size9,743 SF
Lot Size0.87 Acres
Price / SF$112.90
Days on Market213
Property Features for 104 Us Highway 27 S
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
commercial
Interior features
Cable TV Available, Ceiling Fans, Handicap Facilities, Private Restrooms
Accessibility
Accessible Approach with Ramp
Directions
From Hammock Road take US 27 north to Avon Park to the property on the left this is a multi colored building. From Avon Park take Main Street to US 27 turn left and property will be on the right.
Standard status
Active
APN
A-21-33-28-010-0170-0100
Size
9,743 SF
Lot size
0.87 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TOWN OF AVON PARK IN 21-33 -28 S 180 FT OF LOTS 9 + 10 -PLAZA- BLK 17
Tax Annual Amount
7690
Legal Description
TOWN OF AVON PARK IN 21-33 -28 S 180 FT OF LOTS 9 + 10 -PLAZA- BLK 17
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central, Other (Heating)
Cooling system
Electric, Wall Unit(s), Central Air
Building Details
Year built
1957
Floors in Building
2
Flooring type
Carpet, Linoleum, Carpet - Full, Vinyl
Building materials
Concrete Block
Architectural style
Other
Listing Agency:
ADVANTAGE REALTY #1
(863) 386-0303
Listed By:
Stephen Edward Smith
(865) 803-3045
Added: Jan 27
Changed: Aug 19
Last Checked: Aug 28 at 10:06AM
MLS# 321898
Copyright © 2026 Heartland Multiple Listing Service, Inc. 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 value-add commercial property includes a retail strip center fronting US-27, along with a secondary building and an apartment. The current improvements consist of a 5,670 SF retail strip center, a 3,198 SF secondary building, and an 875 SF apartment. The offering is presented with a proposed redevelopment concept to reposition the site into a hybrid retail and self-storage facility.
The proposed plan calls for renovated retail suites along US-27, with second-floor climate-controlled storage above the retail space at approximately 5,000 SF. The concept also includes a visible signature tower/parapet feature, three neighborhood retail suites in the rear building, and a secure drive-up mini-storage courtyard behind the buildings with approximately 60 to 70 units. The property is described as having multiple potential revenue streams from retail, climate-controlled storage, drive-up storage, and residential rental, with the buyer to verify all information and complete independent due diligence.
The proposed plan calls for renovated retail suites along US-27, with second-floor climate-controlled storage above the retail space at approximately 5,000 SF. The concept also includes a visible signature tower/parapet feature, three neighborhood retail suites in the rear building, and a secure drive-up mini-storage courtyard behind the buildings with approximately 60 to 70 units. The property is described as having multiple potential revenue streams from retail, climate-controlled storage, drive-up storage, and residential rental, with the buyer to verify all information and complete independent due diligence.
Key Highlights
- 5,670 SF retail strip center fronting US‑27, plus a 3,198 SF secondary building and an 875 SF apartment
- Proposed redevelopment concept: 5 renovated retail suites on US‑27 and three neighborhood retail suites in the rear building
- Proposed second‑floor climate‑controlled storage of approximately 5,000 SF above the retail
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
$91,560
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
8.32%
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%
$1,831,200
$1.8M
Cap Rate 7%
$1,308,000
$1.3M
Cap Rate 9%
$1,017,333
$1.0M
Market Conditions
NOI Build-Up for 9,743 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
$146.1K $15.00/SF
− Vacancy
−$15.3K −$1.58/SF
EGI
$130.8K $13.43/SF
− OpEx
−$39.2K −$4.03/SF
NOI
$91.6K $9.40/SF
Area
Highlands County, FL
Vacancy
10.50%
Lease Rate
$15.00 /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%
$1,831,200
Cap Rate 7%
$1,308,000
Cap Rate 9%
$1,017,333
Alternative Uses
Best Use
Retail
$1.31M
$1.14M – $1.53M
NOI $91,560 @ 7.0% cap · market cap 8.32%
Second Best
Self Storage
$1.11M
$967.3K – $1.29M
NOI $77,384 @ 7.0% cap · market cap 7.03%
Theoretical Best
Office A
$2.03M
$1.77M – $2.36M
NOI $141,889 @ 7.0% cap · market cap 12.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
564
Businesses Nearby
Explore this area
Business Placement
Demographics for 33825, FL
24,943
Population
12,519
Households
2
Avg Household Size
49
Median Age
13%
College-Educated
83%
High-School Grad
112.8 sq mi
ZIP Area
221
Density / Sq Mi
$46,604
Median Household Income
$32,352
Median Earnings
$902
Median Rent
$152,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self storage facility - US-27 fronting property with an existing retail strip center, secondary building, and apartment, plus a proposed hybrid retail/self-storage layout.
Where is this self storage facility located?
The property is located at 104 Us Highway 27 S Avon Park, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 5,670 SF retail strip center fronting US‑27, plus a 3,198 SF secondary building and an 875 SF apartment; Proposed redevelopment concept: 5 renovated retail suites on US‑27 and three neighborhood retail suites in the rear building; Proposed second‑floor climate‑controlled storage of approximately 5,000 SF above the retail
