Retail Store with Pack-and-Ship
For Sale
$725,000
204 S Main Avenue, Lake Placid, FL 33852
Commercial, Single Story, Lake Placid, FL
Property Size3,750 SF
Lot Size0.25 Acres
Price / SF$193.33
Days on Market68
Property Features for 204 S Main Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2
Directions
Head South on US Highway 27, Turn right onto S Main Ave in Lake Placid, Property on the right.
Standard status
Active
APN
P-06-37-30-040-0040-0190
Size
3,750 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
2ND SUB HOFFMANS GROVE PB 1-PG 96 LOTS 19 THRU 23 BLK 4
Tax Annual Amount
6816
Legal Description
2ND SUB HOFFMANS GROVE PB 1-PG 96 LOTS 19 THRU 23 BLK 4
Utilities
Sewer type
Public Sewer
Building Details
Year built
1996
Floors in Building
1
Building materials
Concrete Block
Architectural style
Other
Listing Agency:
ADVANTAGE REALTY #1
(863) 386-0303
Listed By:
Gregory Karlson · License #B26060588
(863) 381-4932
Added: Jun 22
Changed: Aug 19
Last Checked: Aug 28 at 9:06PM
MLS# 326159
Copyright © 2026 Heartland Multiple Listing Service, Inc. 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.
For sale: a well-maintained 3,750 SF retail building on C2 zoning that operates as two connected businesses in one location. The entry features a customer mailbox center, with administrative space to the left supporting customer service needs. The left portion of the building is stocked with office supplies, while the pack-and-ship facility supports shipping and packing services.
The property is located at 204 S Main Avenue in Lake Placid, Florida. The lot size is listed as 0.25 acres.
The current configuration includes a customer-facing mailbox entry and an office-supply sales area, along with the pack-and-ship operation for customers needing shipping and business support services.
The property is located at 204 S Main Avenue in Lake Placid, Florida. The lot size is listed as 0.25 acres.
The current configuration includes a customer-facing mailbox entry and an office-supply sales area, along with the pack-and-ship operation for customers needing shipping and business support services.
Key Highlights
- Well‑maintained 3,750 SF commercial building built in 1996 in the heart of Lake Placid, FL
- Concrete block construction with public sewer service
- Established office supply store with a UPS pack‑and‑ship facility and customer mailbox center
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
$35,241
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
4.86%
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%
$704,820
$704.8K
Cap Rate 7%
$503,443
$503.4K
Cap Rate 9%
$391,567
$391.6K
Market Conditions
NOI Build-Up for 3,750 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
$56.3K $15.00/SF
− Vacancy
−$5.9K −$1.58/SF
EGI
$50.3K $13.43/SF
− OpEx
−$15.1K −$4.03/SF
NOI
$35.2K $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%
$704,820
Cap Rate 7%
$503,443
Cap Rate 9%
$391,567
Alternative Uses
Best Use
Retail
$503.4K
$440.5K – $587.4K
NOI $35,241 @ 7.0% cap · market cap 4.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$780.2K
$682.7K – $910.2K
NOI $54,612 @ 7.0% cap · market cap 7.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
775
Businesses Nearby
8k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
MIDFLORIDA Credit Union
Shops & Services
4,283 visits/mo
0.1 miles
O'Reilly Auto Parts
Shops & Services
4,086 visits/mo
0.5 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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Kelley's Florist — 173 E Interlake Blvd, Lake Placid, FL 33852
- Ridge Florist Lake Placid — 201 E Interlake Blvd, Lake Placid, FL 33852
Frequently Asked Questions
What type of property is this?
Storefront property - Well-maintained 3,750 SF C2 retail building combining an office supply store with a pack-and-ship operation.
Where is this storefront property located?
The property is located at 204 S Main Avenue Lake Placid, FL.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Well‑maintained 3,750 SF commercial building built in 1996 in the heart of Lake Placid, FL; Concrete block construction with public sewer service; Established office supply store with a UPS pack‑and‑ship facility and customer mailbox center
