Lakefront Highway Frontage Business
For Sale
$399,000
2200 - 2204 US 27 Hwy S, Lake Placid, FL 33852
Lakefront property with highway frontage, ideal for business and living.
Property Size1,648 SF
Lot Size0.46 Acres
Days on Market275
Property Features for 2200 - 2204 US 27 Hwy S
General Information
Standard status
Active
Size
1,648 SF
Lot size
0.46 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$2,645
Building Details
Building Size
1,648 SF
Year Built
1983
Stories
1
Listing Agency:
ADVANTAGE REALTY 1
(863) 381-4932
Listed By:
Gregory Karlson · License #569759
(863) 381-4932
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 25
Last Checked: Aug 29 at 10:36AM
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 ADVANTAGE REALTY 1
Investment Insights
Based on property information with market context.
This property, zoned B3, features lakefront and highway frontage on approximately 9/10 of an acre. A highway crossover is located directly in front of the shared access point, providing convenient access from both directions. The property includes approximately 370 feet of US Hwy 27 frontage and approximately 325 feet of lakefront. The site previously housed the Heritage Restaurant Log Cabin, which has been converted and updated with a new kitchen and bathrooms. The property offers potential for a small business to utilize the highway frontage as a display area for sales and the lakefront for activities such as paddleboarding and jet-ski rentals. The log cabin has had some logs replaced but requires additional work. This location offers the opportunity to live, play, and work.
Key Highlights
- Lakefront property with 325 ft of lake frontage.
- Zoned B3 with 370 ft of US Hwy 27 frontage, suitable for a small business.
- Highway crossover directly in front of shared access point(s) for convenient access.
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
$15,487
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
3.88%
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%
$309,740
$309.7K
Cap Rate 7%
$221,243
$221.2K
Cap Rate 9%
$172,078
$172.1K
Market Conditions
NOI Build-Up for 1,648 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
$24.7K $15.00/SF
− Vacancy
−$2.6K −$1.58/SF
EGI
$22.1K $13.43/SF
− OpEx
−$6.6K −$4.03/SF
NOI
$15.5K $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%
$309,740
Cap Rate 7%
$221,243
Cap Rate 9%
$172,078
Alternative Uses
Best Use
Retail
$221.2K
$193.6K – $258.1K
NOI $15,487 @ 7.0% cap · market cap 3.88%
Second Best
Hotel Hospitality
$125.8K
$110.1K – $146.7K
NOI $8,804 @ 7.0% cap · market cap 2.21%
Theoretical Best
Office A
$342.9K
$300.0K – $400.0K
NOI $24,000 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
47
Businesses Nearby
6k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
5,907 visits/mo
0.1 miles
Demographics for 33852, FL
21,635
Population
12,991
Households
1.7
Avg Household Size
55
Median Age
20%
College-Educated
85%
High-School Grad
293.4 sq mi
ZIP Area
74
Density / Sq Mi
$54,841
Median Household Income
$39,658
Median Earnings
$1,063
Median Rent
$205,800
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?
Storefront property - Lakefront property with highway frontage, ideal for business and living.
Where is this storefront property located?
The property is located at 2200 - 2204 US 27 Hwy S Lake Placid, FL.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Lakefront property with **325 ft of lake frontage**.; Zoned B3 with 370 ft of US Hwy 27 frontage, suitable for a small business.; Highway crossover directly in front of shared access point(s) for convenient access.
