Downtown Mixed-Use Building with Common
For Sale
$2,900,000
201 W 1st Street SANFORD, Sanford, FL 32771
Restaurant, retail, and office spaces with shared break room and waiting area in Historic Downtown Sanford.
Property Size20,500 SF
Price / SF$184.93
Days on Market54
Property Features for 201 W 1st Street SANFORD
General Information
Standard status
Active
Size
20,500 SF
Zoning
SC3
Taxes and HOA fees
Annual Taxes
$13,310
Amenities
2
true
16181
0.37
false
Asphalt
Slab
City Street
20500
1
Public Maintained Road
Building Details
Building Size
20,500 SF
Year Built
1920
Buildings
1
Stories
2
Listing Agency:
THE REAL ESTATE COLLECTION LLC
(407) 656-7814
Listed By:
Anna Hunter · License #3121297
(407) 656-7814
Source:
Therealestatecollection
Added: Jul 7
Changed: Aug 22
Last Checked: Aug 29 at 7:26AM
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 THE REAL ESTATE COLLECTION LLC
Investment Insights
Based on property information with market context.
This for-sale property offers a mix of restaurant, retail, and office space options within a downtown setting, including more than 50 office rooms ranging from approximately 200 to 500 square feet. Common amenities include a break room and waiting area available for shared use, supporting straightforward operations for a range of business types.
The property is located at 201 W 1st Street in Historic Downtown Sanford, Florida. The surrounding area is described as featuring brick-lined streets, storefronts, and a range of local dining and retail businesses. The Sanford RiverWalk is referenced as being nearby along Lake Monroe, and the district is noted for year-round events including street festivals, farmers’ markets, and live entertainment.
With multiple office rooms and available restaurant and retail spaces, this building can fit tenants seeking a downtown address with on-site shared common areas. The variety of configurations may be useful for operators looking to launch, expand, or relocate within Historic Downtown Sanford while maintaining access to shared break and waiting space.
The property is located at 201 W 1st Street in Historic Downtown Sanford, Florida. The surrounding area is described as featuring brick-lined streets, storefronts, and a range of local dining and retail businesses. The Sanford RiverWalk is referenced as being nearby along Lake Monroe, and the district is noted for year-round events including street festivals, farmers’ markets, and live entertainment.
With multiple office rooms and available restaurant and retail spaces, this building can fit tenants seeking a downtown address with on-site shared common areas. The variety of configurations may be useful for operators looking to launch, expand, or relocate within Historic Downtown Sanford while maintaining access to shared break and waiting space.
Key Highlights
- Historic Downtown Sanford commercial space with restaurant, retail, and office use
- More than 50 offices available, ranging from 200 to 500 SF
- 2‑story building with total building area of 20,500 SF
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
$234,289
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
8.08%
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%
$4,685,780
$4.7M
Cap Rate 7%
$3,346,986
$3.3M
Cap Rate 9%
$2,603,211
$2.6M
Market Conditions
NOI Build-Up for 15,682 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
$376.4K $24.00/SF
− Vacancy
−$64.0K −$4.08/SF
EGI
$312.4K $19.92/SF
− OpEx
−$78.1K −$4.98/SF
NOI
$234.3K $14.94/SF
Area
Seminole County, FL
Vacancy
17.00%
Lease Rate
$24.00 /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%
$4,685,780
Cap Rate 7%
$3,346,986
Cap Rate 9%
$2,603,211
Alternative Uses
Best Use
Retail
$4.40M
$3.85M – $5.13M
NOI $307,945 @ 7.0% cap · market cap 10.62%
Second Best
Office B
$3.35M
$2.93M – $3.90M
NOI $234,289 @ 7.0% cap · market cap 8.08%
Theoretical Best
Office A
$4.46M
$3.90M – $5.21M
NOI $312,385 @ 7.0% cap · market cap 10.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,245
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Restaurant, retail, and office spaces with shared break room and waiting area in Historic Downtown Sanford.
Where is this office units located?
The property is located at 201 W 1st Street SANFORD Sanford, FL.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Historic Downtown Sanford commercial space with restaurant, retail, and office use; More than 50 offices available, ranging from 200 to 500 SF; 2‑story building with total building area of 20,500 SF
