Fenced Church
For Sale
$270,000
1819 W 2ND Street, Sanford, FL 32771
Commercial Sale, SANFORD, FL
Property Size1,471 SF
Lot Size0.49 Acres
Price / SF$183.55
Days on Market119
Property Features for 1819 W 2ND Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GC2
Subdivision
SANFORD TOWN OF
Directions
From 46 / 1st Street towards downtown Sanford, turn right onto Persimmon Ave, and make the 1st left onto W 2nd Street, property on the right hand side.
Standard status
Active
APN
25-19-30-5AG-0421-00A0
Size
1,471 SF
Lot size
0.49 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
NW 1/4 BLK 4 TR 21 & E 1/2 OF VACD ST ADJ ON W TOWN OF SANFORD PB 1 PG 116
Legal Description
NW 1/4 BLK 4 TR 21 & E 1/2 OF VACD ST ADJ ON W TOWN OF SANFORD PB 1 PG 116
Utilities
Cooling system
Window Unit(s), Central Air, Wall/Window Unit(s)
Building Details
Year built
1938
Building materials
Frame
Listing Agency:
LPT REALTY, LLC
(877) 366-2213
Listed By:
Selena Peterson · License #3186367
(321) 946-8158
Added: May 1
Changed: Aug 24
Last Checked: Aug 27 at 7:06PM
MLS# O6403571
Copyright © 2026 Stellar MLS. 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 frame church property includes a 1,471-square-foot building on a 0.49-acre site. The building is currently used as a church and offers a flexible interior layout that can be adapted for office or operational functions. The property requires some work, while recent improvements include a new roof and air-conditioning system.
A fully fenced yard provides outdoor space for equipment, vehicles, and material storage. The site also includes ample parking and is located in Sanford, Florida, within Seminole County. GC2 zoning supports the property’s commercial classification.
A fully fenced yard provides outdoor space for equipment, vehicles, and material storage. The site also includes ample parking and is located in Sanford, Florida, within Seminole County. GC2 zoning supports the property’s commercial classification.
Key Highlights
- 1,471‑square‑foot frame building on a 0.49‑acre site
- Fully fenced yard for equipment, vehicles, and material storage
- Currently utilized as a church with adaptable interior layout
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
$8,217
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
3.04%
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%
$164,340
$164.3K
Cap Rate 7%
$117,386
$117.4K
Cap Rate 9%
$91,300
$91.3K
Market Conditions
NOI Build-Up for 1,471 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
$12.9K $8.76/SF
− Vacancy
−$1.1K −$0.78/SF
EGI
$11.7K $7.98/SF
− OpEx
−$3.5K −$2.39/SF
NOI
$8.2K $5.59/SF
Area
Seminole County, FL
Vacancy
8.90%
Lease Rate
$8.76 /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%
$164,340
Cap Rate 7%
$117,386
Cap Rate 9%
$91,300
Alternative Uses
Best Use
Industrial
$117.4K
$102.7K – $137.0K
NOI $8,217 @ 7.0% cap · market cap 3.04%
Second Best
Flex RnD
$109.0K
$95.4K – $127.2K
NOI $7,630 @ 7.0% cap · market cap 2.83%
Theoretical Best
Office A
$418.6K
$366.3K – $488.4K
NOI $29,302 @ 7.0% cap · market cap 10.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
592
Businesses Nearby
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.
Frequently Asked Questions
What type of property is this?
Church & religious facility - GC2-zoned property includes a flexible building and secured outdoor yard.
Where is this church & religious facility located?
The property is located at 1819 W 2ND Street Sanford, FL.
What is the asking price?
The asking price for this property is $270,000.
What are key features of this property?
This property features: 1,471‑square‑foot frame building on a 0.49‑acre site; Fully fenced yard for equipment, vehicles, and material storage; Currently utilized as a church with adaptable interior layout
