Retail Space with Pack-and-Ship
New
For Sale
$699,900
204 S MAIN, Lake Placid, FL 33852
Configured for office-supply retail and shipping services with customer-facing and administrative areas.
Property Size3,750 SF
Days on Market3
Property Features for 204 S MAIN
General Information
Standard status
Active
Size
3,750 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$6,815
Building Details
Building Size
3,750 SF
Year Built
1996
Listing Agency:
Advantage Realty
Listed By:
Gregory Karlson · License #3229372
(863) 381-4932
Source:
Elliman
Added: Sep 16
Changed: Sep 17
Last Checked: Sep 18 at 8:39AM
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
Investment Insights
Based on property information with market context.
The offering includes a 3,750-square-foot retail building occupied by an office-supply operation and a pack-and-ship facility. Customer mailbox services and shipping functions are positioned near the entrance, with administrative support space nearby. The balance of the building provides retail merchandising space for office supplies and furniture, along with areas supporting computer use, copying, and fax services.
Built in 1996, the property is located at 204 S Main in Lake Placid, Florida. The sale combines the real estate with the operating businesses, providing an established commercial layout centered on retail sales, customer services, and shipping activity.
Built in 1996, the property is located at 204 S Main in Lake Placid, Florida. The sale combines the real estate with the operating businesses, providing an established commercial layout centered on retail sales, customer services, and shipping activity.
Key Highlights
- 3,750 SF retail building with office‑supply and pack‑and‑ship operations
- Customer mailbox center and shipping services near the entrance
- Retail area includes office supplies and office furniture
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
5.04%
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%
$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 5.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$780.2K
$682.7K – $910.2K
NOI $54,612 @ 7.0% cap · market cap 7.80%
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
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?
Retail space - Configured for office-supply retail and shipping services with customer-facing and administrative areas.
Where is this retail space located?
The property is located at 204 S MAIN Lake Placid, FL.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: 3,750 SF retail building with office‑supply and pack‑and‑ship operations; Customer mailbox center and shipping services near the entrance; Retail area includes office supplies and office furniture
