Lakefront Mixed-Use
For Sale
$399,000
2200 Us 27 Highway S, Lake Placid, FL 33852
Commercial, Lake Placid, FL
Property Size1,648 SF
Lot Size0.90 Acres
Price / SF$242.11
Days on Market541
Property Features for 2200 Us 27 Highway S
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B3
Directions
Property is roughly 3.5 miles south of the Lake Placid town limit, and 1.6 mile north of the intersection of US 27 and State Road 70. West side of US 27 across from Ramada by Wyndham hotel.
Standard status
Active
APN
C-28-37-30-A00-0094-0000
Size
1,648 SF
Lot size
0.90 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
AN IRREG TR IN NW 1/4 OF NW 1/4 W OF HWY BEING S 150 FT OF N 553 FT AS MEAS ALONG HWY R/W 28-37-30/9.4 .43 ACRES
Tax Annual Amount
2645
Legal Description
AN IRREG TR IN NW 1/4 OF NW 1/4 W OF HWY BEING S 150 FT OF N 553 FT AS MEAS ALONG HWY R/W 28-37-30/9.4 .43 ACRES
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Amenities
lakefront
updated kitchen & bathrooms
Building Details
Year built
1983
Listing Agency:
ADVANTAGE REALTY #1
(863) 386-0303
Listed By:
Jim Pyle · License #3558006
(863) 297-7833
Added: Mar 12, 2025
Changed: Sep 3
Last Checked: Sep 3 at 3:06PM
MLS# 313096
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.
This 1,648-square-foot mixed-use property includes a log cabin-style building with an updated kitchen and bathrooms. The site encompasses approximately 0.9 acres and is currently subject to a 3-year lease with a long-term tenant. Central heating and central air conditioning are in place, with electric service supporting both systems.
The property fronts US Hwy 27 in Lake Placid and includes approximately 370+-Ft of highway frontage. A highway crossover is positioned directly in front of shared access point(s), supporting entry from both directions. The site also offers approximately 325+-Ft of frontage along Lake Buck and is zoned B3.
The property fronts US Hwy 27 in Lake Placid and includes approximately 370+-Ft of highway frontage. A highway crossover is positioned directly in front of shared access point(s), supporting entry from both directions. The site also offers approximately 325+-Ft of frontage along Lake Buck and is zoned B3.
Key Highlights
- Approximately 0.9 acres with 1,648 square feet of building area
- Approximately 370+-Ft of US Hwy 27 frontage
- Approximately 325+-Ft of Lake Buck frontage
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
$15,487
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
3.88%
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%
$309,740
$309.7K
Cap Rate 7%
$221,243
$221.2K
Cap Rate 9%
$172,078
$172.1K
Market Conditions
NOI Build-Up for 1,648 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
$24.7K $15.00/SF
− Vacancy
−$2.6K −$1.58/SF
EGI
$22.1K $13.43/SF
− OpEx
−$6.6K −$4.03/SF
NOI
$15.5K $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%
$309,740
Cap Rate 7%
$221,243
Cap Rate 9%
$172,078
Alternative Uses
Best Use
Retail
$221.2K
$193.6K – $258.1K
NOI $15,487 @ 7.0% cap · market cap 3.88%
Second Best
Mixed Use
$212.6K
$186.1K – $248.1K
NOI $14,884 @ 7.0% cap · market cap 3.73%
Theoretical Best
Office A
$342.9K
$300.0K – $400.0K
NOI $24,000 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - B3-zoned property with highway access, lake frontage, and updated kitchen and bathroom areas.
Where is this mixed-use property located?
The property is located at 2200 Us 27 Highway S Lake Placid, FL.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Approximately 0.9 acres with 1,648 square feet of building area; Approximately 370+-Ft of US Hwy 27 frontage; Approximately 325+-Ft of Lake Buck frontage
