Quick-Service Restaurant with
For Sale
$790,000
2435 South French Avenue, Sanford, FL 32771
Former sandwich shop with commercial kitchen equipment, outdoor seating, and two customer parking areas.
Property Size2,246 SF
Price / SF$351.74
Days on Market194
Property Features for 2435 South French Avenue
General Information
Standard status
Active
Size
2,246 SF
Total Parking Spaces
46
Property subtype
Street Retail
Site & Location
Frontage
49 ft
Traffic Count
25,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Restaurant
Seating Capacity
58
Commercial Hood
Yes
Grease Trap
Yes
Patio
Yes
Equipment Included
Yes
Additional Details
Furnished
Yes
Building Details
Building Size
2,246 SF
Year Built
1975
Listing Agency:
NAI | Realvest
(321) 356-4769
Listed By:
Hillary S. Bressler · License ##SL3560471
(321) 356-4769
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 5:16PM
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 NAI | Realvest
Investment Insights
Based on property information with market context.
This 2,246± SF quick-service restaurant was built in 1975 and includes an outdoor patio with seating capacity for 58. The premises are equipped with a walk-in cooler, walk-in freezer, proofer, pizza oven, two-well fryer, 30-inch flat-top griddle, 40-inch stove with oven, two-door refrigerator, 48-inch sandwich bar, 8-foot hot bar, hood, and panini press. A fire suppression system and 750-gallon grease trap are also in place.
The property provides two parking areas totaling 46 spaces and 49 feet of frontage along US Hwy 17-92, with two curb cuts. It is approximately 5 minutes from downtown Sanford and 9 minutes from Sanford Airport. Reported AADT is 25,000.
The property provides two parking areas totaling 46 spaces and 49 feet of frontage along US Hwy 17-92, with two curb cuts. It is approximately 5 minutes from downtown Sanford and 9 minutes from Sanford Airport. Reported AADT is 25,000.
Key Highlights
- 2,246± SF quick‑service restaurant with outdoor patio
- Commercial kitchen equipment included, including walk‑ins, pizza oven, fryers, griddle, stove, and sandwich bar
- Seating capacity of 58
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
$43,316
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
5.48%
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%
$866,320
$866.3K
Cap Rate 7%
$618,800
$618.8K
Cap Rate 9%
$481,289
$481.3K
Market Conditions
NOI Build-Up for 2,246 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
$61.2K $27.24/SF
− Vacancy
−$3.4K −$1.53/SF
EGI
$57.8K $25.71/SF
− OpEx
−$14.4K −$6.43/SF
NOI
$43.3K $19.29/SF
Area
Seminole County, FL
Vacancy
5.60%
Lease Rate
$27.24 /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%
$866,320
Cap Rate 7%
$618,800
Cap Rate 9%
$481,289
Alternative Uses
Best Use
Specialty Retail
$618.8K
$541.5K – $721.9K
NOI $43,316 @ 7.0% cap · market cap 5.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$639.1K
$559.3K – $745.7K
NOI $44,740 @ 7.0% cap · market cap 5.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
25,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Yes
Commercial hood
Yes
Grease trap
Location Intelligence
Trade Area within ½ mile
609
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 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?
Conventional restaurant - Former sandwich shop with commercial kitchen equipment, outdoor seating, and two customer parking areas.
Where is this conventional restaurant located?
The property is located at 2435 South French Avenue Sanford, FL.
What is the asking price?
The asking price for this property is $790,000.
What are key features of this property?
This property features: 2,246± SF quick‑service restaurant with outdoor patio; Commercial kitchen equipment included, including walk‑ins, pizza oven, fryers, griddle, stove, and sandwich bar; Seating capacity of 58
