Climate-Controlled Flex
For Sale
Contact for pricing
109 Commerce Way, Sanford, FL 32771
Freestanding industrial property with warehouse and office areas, dock access, and RI-1 zoning.
Property Size10,992 SF
Lot Size0.73 Acres
Price / SF$193.32
Days on Market145
Property Features for 109 Commerce Way
General Information
Standard status
Active
Size
10,992 SF
Class
B
Lot size
0.73 Acres
Property subtype
Industrial
Zoning
RI-1
Warehouse & Industrial
Clear Height
15 ft
Dock-High Doors
1
Conditioned Warehouse
Yes
Additional Details
Highway Access
Yes
Building Details
Year Built
1987
Buildings
1
Stories
1
Construction
concrete block and metal
Listing Agency:
Blackline Commercial Real Estate
Listed By:
Thevin Campton, CCIM · License #BK3332795
Source:
Crexi
Added: Apr 10
Changed: Aug 31
Last Checked: Aug 31 at 12:24AM
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 Blackline Commercial Real Estate
Investment Insights
Based on property information with market context.
This freestanding flex facility at 109 Commerce Way contains 10,992 square feet of warehouse and office space with climate control throughout. Built in 1987, the structure combines concrete-block and metal construction with one dock-high loading position. Clear heights range from approximately 13 to 15 feet, providing functional capacity for light-industrial and service-oriented operations.
The property occupies approximately 0.73 acres within Sanford Commerce Park in Seminole County’s established light-industrial corridor. State Road 417 is approximately 1.0 mile away, while the SR-417/I-4 interchange is approximately 4.2 miles from the site, connecting the facility with Central Florida distribution routes. RI-1 zoning supports the property’s industrial positioning.
The property occupies approximately 0.73 acres within Sanford Commerce Park in Seminole County’s established light-industrial corridor. State Road 417 is approximately 1.0 mile away, while the SR-417/I-4 interchange is approximately 4.2 miles from the site, connecting the facility with Central Florida distribution routes. RI-1 zoning supports the property’s industrial positioning.
Key Highlights
- 10,992‑square‑foot freestanding industrial/flex facility
- Warehouse‑to‑office configuration with climate control throughout
- One dock‑high loading position
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
$74,562
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
3.51%
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%
$1,491,240
$1.5M
Cap Rate 7%
$1,065,171
$1.1M
Cap Rate 9%
$828,467
$828.5K
Market Conditions
NOI Build-Up for 10,992 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
$96.3K $8.76/SF
− Vacancy
−$8.6K −$0.78/SF
EGI
$87.7K $7.98/SF
− OpEx
−$13.2K −$1.20/SF
NOI
$74.6K $6.78/SF
Area
Seminole County, FL
Vacancy
8.90%
Lease Rate
$8.76 /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%
$1,491,240
Cap Rate 7%
$1,065,171
Cap Rate 9%
$828,467
Alternative Uses
Best Use
Warehouse
$1.07M
$932.0K – $1.24M
NOI $74,562 @ 7.0% cap · market cap 3.51%
Second Best
Industrial
$877.2K
$767.6K – $1.02M
NOI $61,404 @ 7.0% cap · market cap 2.89%
Theoretical Best
Office A
$3.13M
$2.74M – $3.65M
NOI $218,961 @ 7.0% cap · market cap 10.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
15 ft
Clear height
1
Dock-high doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
244
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 Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Just Being Chef T, Personal Chef Services — Sanford, FL 32771
Frequently Asked Questions
What type of property is this?
Flex space - Freestanding industrial property with warehouse and office areas, dock access, and RI-1 zoning.
Where is this flex space located?
The property is located at 109 Commerce Way Sanford, FL.
What is the asking price?
The asking price for this property is $2,125,000.
What are key features of this property?
This property features: 10,992‑square‑foot freestanding industrial/flex facility; Warehouse‑to‑office configuration with climate control throughout; One dock‑high loading position
