Sanford Retail
For Sale
$179,900
1006 S HISTORIC GOLDSBORO, Sanford, FL 32771
Retail property in historic Sanford district, close to Orlando airport.
Property Size720 SF
Lot Size0.29 Acres
Price / SF$249.86
Days on Market603
Property Features for 1006 S HISTORIC GOLDSBORO
General Information
Standard status
Active
Size
720 SF
Lot size
0.29 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$650
Amenities
Corner Lot
Pool
Public Pool
Shingle Roof
Building Details
Year Built
1954
Listing Agency:
COLDWELL BANKER REALTY
(407) 696-8000
Listed By:
JEANIE JOHNSON · License #3335019
Source:
Corcoran
Added: Dec 21, 2024
Changed: Aug 15
Last Checked: Aug 15 at 6:03AM
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 COLDWELL BANKER REALTY
Investment Insights
Based on property information with market context.
Located in the City of Sanford, this property features an 864-square-foot, one-story block building. The level lot measures 92 x 140, totaling 12,880 square feet or 0.2957 acres. The building is connected to city water and sewer services. Situated in the historic downtown district and near Monroe Lake, the property benefits from a heavily trafficked road, making it suitable for business. It is also located very close to Crooms Academy and near the Orlando/Sanford airport. The building, currently occupied but can be vacated at any time, has been gutted to the studs and lacks heating and air conditioning.
Key Highlights
- High‑traffic location ideal for a new business.
- Close proximity to Orlando/Sanford Airport and Historic Downtown Sanford.
- Large, level lot (92 X 140, 12,880 sq ft, 0.2957 acres).
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
$14,139
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
7.86%
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%
$282,780
$282.8K
Cap Rate 7%
$201,986
$202.0K
Cap Rate 9%
$157,100
$157.1K
Market Conditions
NOI Build-Up for 720 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
$20.9K $29.04/SF
− Vacancy
−$711 −$0.99/SF
EGI
$20.2K $28.05/SF
− OpEx
−$6.1K −$8.42/SF
NOI
$14.1K $19.64/SF
Area
Seminole County, FL
Vacancy
3.40%
Lease Rate
$29.04 /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%
$282,780
Cap Rate 7%
$201,986
Cap Rate 9%
$157,100
Alternative Uses
Best Use
Retail
$202.0K
$176.7K – $235.7K
NOI $14,139 @ 7.0% cap · market cap 7.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$204.9K
$179.3K – $239.0K
NOI $14,342 @ 7.0% cap · market cap 7.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
604
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- The Happy Florist — 1015 W 1st St, Sanford, FL 32771
Frequently Asked Questions
What type of property is this?
Storefront property - Retail property in historic Sanford district, close to Orlando airport.
Where is this storefront property located?
The property is located at 1006 S HISTORIC GOLDSBORO Sanford, FL.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: High‑traffic location ideal for a new business.; Close proximity to Orlando/Sanford Airport and Historic Downtown Sanford.; Large, level lot (92 X 140, 12,880 sq ft, 0.2957 acres).
