Four-Suite Mixed-Use
For Sale
$999,999
119 Main St, Auburndale, FL 33823
Two commercial buildings combine office, retail, treatment, workshop, storage, and service-oriented space with separate suite functionality.
Property Size5,186 SF
Price / SF$192.83
Days on Market13
Property Features for 119 Main St
General Information
Standard status
Active
Size
5,186 SF
Building Details
Year Built
1930
Buildings
2
Tenancy
Multi
Listing Agency:
CENTURY 21 MYERS REALTY
(863) 224-5956
Listed By:
Tony Acosta · License #SL3589261
Source:
Livewelltampabay
Added: Aug 17
Changed: Aug 29
Last Checked: Aug 29 at 4:25PM
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 CENTURY 21 MYERS REALTY
Investment Insights
Based on property information with market context.
This mixed-use commercial property comprises two buildings totaling 5,186 square feet and includes four separate suites. The front structure provides reception areas, private offices, treatment rooms, restrooms, and adaptable work areas. The rear building adds space suited to office, retail, workshop, production, storage, or service functions. Independent suite layouts support multiple occupants or a combined owner-user configuration with additional rental space.
Built in 1930, the property is located at 119 Main St in downtown Auburndale, Florida. Its setting along a visible downtown corridor includes storefront exposure, pedestrian access, and convenient parking. The combination of two structures and varied commercial layouts accommodates a range of office, retail, medical, service, and light production operations.
Built in 1930, the property is located at 119 Main St in downtown Auburndale, Florida. Its setting along a visible downtown corridor includes storefront exposure, pedestrian access, and convenient parking. The combination of two structures and varied commercial layouts accommodates a range of office, retail, medical, service, and light production operations.
Key Highlights
- 5,186 SF mixed‑use property with two buildings
- Four separate commercial suites
- Front building includes reception areas, private offices, treatment rooms, and restrooms
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
$63,710
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
6.37%
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%
$1,274,200
$1.3M
Cap Rate 7%
$910,143
$910.1K
Cap Rate 9%
$707,889
$707.9K
Market Conditions
NOI Build-Up for 5,186 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
$108.9K $21.00/SF
− Vacancy
−$24.0K −$4.62/SF
EGI
$84.9K $16.38/SF
− OpEx
−$21.2K −$4.10/SF
NOI
$63.7K $12.29/SF
Area
Polk County, FL
Vacancy
22.00%
Lease Rate
$21.00 /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%
$1,274,200
Cap Rate 7%
$910,143
Cap Rate 9%
$707,889
Alternative Uses
Best Use
Office B
$910.1K
$796.4K – $1.06M
NOI $63,710 @ 7.0% cap · market cap 6.37%
Second Best
Mixed Use
$834.3K
$730.0K – $973.4K
NOI $58,401 @ 7.0% cap · market cap 5.84%
Theoretical Best
Office A
$1.25M
$1.09M – $1.45M
NOI $87,237 @ 7.0% cap · market cap 8.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
734
Businesses Nearby
Explore this area
Business Placement
Demographics for 33823, FL
33,733
Population
15,383
Households
2.2
Avg Household Size
42
Median Age
17%
College-Educated
86%
High-School Grad
34.9 sq mi
ZIP Area
967
Density / Sq Mi
$64,248
Median Household Income
$39,187
Median Earnings
$1,068
Median Rent
$234,300
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 - Two commercial buildings combine office, retail, treatment, workshop, storage, and service-oriented space with separate suite functionality.
Where is this mixed-use property located?
The property is located at 119 Main St Auburndale, FL.
What is the asking price?
The asking price for this property is $999,999.
What are key features of this property?
This property features: 5,186 SF mixed‑use property with two buildings; Four separate commercial suites; Front building includes reception areas, private offices, treatment rooms, and restrooms
