Freestanding Medical
New
For Sale
$549,000
2105 S PARK Avenue, Sanford, FL 32771
Commercial Sale, SANFORD, FL
Property Size1,550 SF
Lot Size0.28 Acres
Price / SF$354.19
Days on Market4
Property Features for 2105 S PARK Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
PD
Directions
From FL-417 Take exit 52 toward CR-46A/Sanford/Lake Mary Use the left 2 lanes to take the ramp to W 25th St/H E Thomas Jr Pkwy Use any lane to turn left onto W 25th St/H E Thomas Jr Pkwy Continue to follow W 25th St. Turn left onto S Park Ave Destination will be on the right
Subdivision
32771 - Sanford/Lake Forest
Standard status
Active
APN
36-19-30-300-0650-0000
Size
1,550 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SEC 36 TWP 19S RGE 30E S 140 FT OF W 100 FT OF E 300 FT OF NW 1/4 OF NE 1/4 OF SE 1/4 (LESS ST)
Tax Annual Amount
3957
Legal Description
SEC 36 TWP 19S RGE 30E S 140 FT OF W 100 FT OF E 300 FT OF NW 1/4 OF NE 1/4 OF SE 1/4 (LESS ST)
Utilities
Cooling system
Central Air
Building Details
Year built
1966
Floors in Building
1
Building materials
Stone, Stucco
Listing Agency:
CHARLES RUTENBERG REALTY ORLANDO
(407) 622-2122
Listed By:
Farzana Zalil · License #3443596
(407) 617-3258
Added: Aug 31
Changed: Sep 3
Last Checked: Sep 3 at 7:06PM
MLS# O6438894
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 freestanding medical office contains 1,550 square feet and was built in 1966. The standalone configuration includes a private parking lot and fenced yard, while central air and stone and stucco construction are existing building features. The space previously operated as a pediatrician’s office and is described as configured for medical, wellness, or professional use.
The property occupies 0.28 acres at 2105 S PARK Avenue in Sanford, Florida. Its Park Avenue location is near Downtown Sanford, major roadways, and the Sanford/Lake Mary corridor. PD zoning and the existing layout provide a basis for continued medical office use or other uses identified in the property information, including wellness and general office applications.
The property occupies 0.28 acres at 2105 S PARK Avenue in Sanford, Florida. Its Park Avenue location is near Downtown Sanford, major roadways, and the Sanford/Lake Mary corridor. PD zoning and the existing layout provide a basis for continued medical office use or other uses identified in the property information, including wellness and general office applications.
Key Highlights
- 1,550‑square‑foot freestanding medical office
- 0.28‑acre property at 2105 S PARK Avenue, Sanford, FL 32771
- Private parking lot and fenced yard
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
$23,157
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
4.22%
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%
$463,140
$463.1K
Cap Rate 7%
$330,814
$330.8K
Cap Rate 9%
$257,300
$257.3K
Market Conditions
NOI Build-Up for 1,550 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
$37.2K $24.00/SF
− Vacancy
−$6.3K −$4.08/SF
EGI
$30.9K $19.92/SF
− OpEx
−$7.7K −$4.98/SF
NOI
$23.2K $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%
$463,140
Cap Rate 7%
$330,814
Cap Rate 9%
$257,300
Alternative Uses
Best Use
Office B
$330.8K
$289.5K – $386.0K
NOI $23,157 @ 7.0% cap · market cap 4.22%
Second Best
Healthcare Medical
$315.7K
$276.2K – $368.3K
NOI $22,097 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$441.1K
$386.0K – $514.6K
NOI $30,876 @ 7.0% cap · market cap 5.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
608
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Standalone medical office with private parking, a fenced yard, and PD zoning along Park Avenue.
Where is this medical office space located?
The property is located at 2105 S PARK Avenue Sanford, FL.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: 1,550‑square‑foot freestanding medical office; 0.28‑acre property at 2105 S PARK Avenue, Sanford, FL 32771; Private parking lot and fenced yard
