Mixed-Use Property with Steel
New
For Sale
$450,000
221 N SCENIC HIGHWAY, Frostproof, FL 33843
Two separate structures combine office, storage, utility, and open commercial areas with public utilities.
Property Size4,680 SF
Price / SF$96.15
Days on Market5
Property Features for 221 N SCENIC HIGHWAY
General Information
Standard status
Active
Size
4,680 SF
Property subtype
Mixed Use
Zoning
COMMERCIAL GENERAL
Site & Location
Road Access
Yes
Utilities to Site
Yes
Additional Details
Office Build-Out
240 SF
Building Details
Year Built
1957
Buildings
2
Listing Agency:
ESTELLE SULLIVAN REALTY, LLC
(863) 632-2062
Listed By:
Estelle Sullivan · License #348503
Source:
Endlesssummerrealty
Added: Aug 17
Changed: Aug 20
Last Checked: Aug 20 at 4:35AM
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 ESTELLE SULLIVAN REALTY, LLC
Investment Insights
Based on property information with market context.
This mixed-use commercial property includes two separate buildings with complementary configurations. The front structure is a 2700 S.F. concrete block building featuring 12 Ft ceilings, an open area adaptable for boardroom, reception, or additional office functions, a 24x10 office, and a 34x24 rear room with a kitchenette, parts storage, utility closets, 2 bathrooms, and additional open space. Electricity is connected, and public utilities serve the property.
Positioned at 221 N Scenic Highway in Frostproof, the property has public parking in front along a State Road. A 1,980 S. F. steel building sits behind the office structure and includes 20 Ft ceilings and two roll up doors. The closed alley adds usable area for parking or other property purposes. Commercial General zoning supports banking, special needs care, beauty shop, fitness, and medical office uses, among other businesses. The buildings were constructed in 1957.
Positioned at 221 N Scenic Highway in Frostproof, the property has public parking in front along a State Road. A 1,980 S. F. steel building sits behind the office structure and includes 20 Ft ceilings and two roll up doors. The closed alley adds usable area for parking or other property purposes. Commercial General zoning supports banking, special needs care, beauty shop, fitness, and medical office uses, among other businesses. The buildings were constructed in 1957.
Key Highlights
- Two‑building commercial property with a combined PropertySize of 4680
- Front building: 2700 S.F. concrete block construction with 12 Ft ceilings
- Rear building: 1,980 S. F. steel structure measuring 45x44 with 20 Ft ceilings
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
$31,176
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
6.93%
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%
$623,520
$623.5K
Cap Rate 7%
$445,371
$445.4K
Cap Rate 9%
$346,400
$346.4K
Market Conditions
NOI Build-Up for 4,680 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
$39.8K $8.50/SF
− Vacancy
−$3.1K −$0.66/SF
EGI
$36.7K $7.84/SF
− OpEx
−$5.5K −$1.18/SF
NOI
$31.2K $6.66/SF
Area
Polk County, FL
Vacancy
7.80%
Lease Rate
$8.50 /SF/Yr
Expense Ratio
15.00%
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%
$623,520
Cap Rate 7%
$445,371
Cap Rate 9%
$346,400
Alternative Uses
Best Use
Office B
$821.3K
$718.7K – $958.2K
NOI $57,494 @ 7.0% cap · market cap 12.78%
Second Best
Mixed Use
$752.9K
$658.8K – $878.4K
NOI $52,703 @ 7.0% cap · market cap 11.71%
Theoretical Best
Office A
$1.12M
$984.1K – $1.31M
NOI $78,725 @ 7.0% cap · market cap 17.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
271
Businesses Nearby
Explore this area
Business Placement
Demographics for 33843, FL
11,864
Population
5,930
Households
2
Avg Household Size
45
Median Age
15%
College-Educated
81%
High-School Grad
124.0 sq mi
ZIP Area
96
Density / Sq Mi
$51,358
Median Household Income
$28,857
Median Earnings
$864
Median Rent
$107,900
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?
Mixed-use property - Two separate structures combine office, storage, utility, and open commercial areas with public utilities.
Where is this mixed-use property located?
The property is located at 221 N SCENIC HIGHWAY Frostproof, FL.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two‑building commercial property with a combined PropertySize of 4680; Front building: 2700 S.F. concrete block construction with 12 Ft ceilings; Rear building: 1,980 S. F. steel structure measuring 45x44 with 20 Ft ceilings
