Mixed-Use Commercial
For Sale
$825,000
2516 Sanford Ave, Sanford, FL 32773
Three-building property combines restaurant, live/work, and flex-space components.
Property Size4,493 SF
Lot Size0.71 Acres
Price / SF$183.62
Days on Market50
Property Features for 2516 Sanford Ave
General Information
Standard status
Active
Size
4,493 SF
Lot size
0.71 Acres
Zoning
General Commercial
Additional Details
Equipment Included
Yes
Building Details
Year Built
1980
Buildings
3
Listing Agency:
PORZIG REALTY
(404) 401-0471
Listed By:
Derrick Thomas · License #3331734
Source:
Chenoregroup
Added: Jul 10
Changed: Aug 28
Last Checked: Aug 28 at 1:34PM
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 PORZIG REALTY
Investment Insights
Based on property information with market context.
This three-building mixed-use property at 2516 Sanford Ave in Sanford, Florida, occupies 0.71 acres and provides several distinct commercial components. The 2,583-square-foot restaurant includes existing equipment. A second structure pairs a 400-square-foot one-bedroom, one-bath apartment with 400 square feet of open flex space. The 1,110-square-foot third building offers an adaptable commercial area for uses such as storage, retail, creative work, or service operations.
The property is near the intersection of Sanford Ave and 25th St, within a commercial corridor described as active and growing. General Commercial zoning supports the range of uses identified for the property, including restaurant, retail, service, live/work, creative studio, and mixed-use commercial concepts. Parking is provided on site, supporting the restaurant and other commercial components.
The property is near the intersection of Sanford Ave and 25th St, within a commercial corridor described as active and growing. General Commercial zoning supports the range of uses identified for the property, including restaurant, retail, service, live/work, creative studio, and mixed-use commercial concepts. Parking is provided on site, supporting the restaurant and other commercial components.
Key Highlights
- Three‑building complex on 0.71 acres
- 2,583 SF restaurant with existing equipment included
- 400 SF 1‑bedroom/1‑bath apartment above 400 SF of open flex space
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
$67,125
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
8.14%
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%
$1,342,500
$1.3M
Cap Rate 7%
$958,929
$958.9K
Cap Rate 9%
$745,833
$745.8K
Market Conditions
NOI Build-Up for 4,493 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
$107.8K $24.00/SF
− Vacancy
−$18.3K −$4.08/SF
EGI
$89.5K $19.92/SF
− OpEx
−$22.4K −$4.98/SF
NOI
$67.1K $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%
$1,342,500
Cap Rate 7%
$958,929
Cap Rate 9%
$745,833
Alternative Uses
Best Use
Specialty Retail
$1.24M
$1.08M – $1.44M
NOI $86,652 @ 7.0% cap · market cap 10.50%
Second Best
Office B
$958.9K
$839.1K – $1.12M
NOI $67,125 @ 7.0% cap · market cap 8.14%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,501 @ 7.0% cap · market cap 10.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
632
Businesses Nearby
Explore this area
Business Placement
Demographics for 32773, FL
33,990
Population
13,402
Households
2.5
Avg Household Size
36
Median Age
24%
College-Educated
88%
High-School Grad
27.6 sq mi
ZIP Area
1,232
Density / Sq Mi
$63,496
Median Household Income
$40,479
Median Earnings
$1,482
Median Rent
$259,600
Median Home Value
Market
Vacancy Rate% for Office 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 - Three-building property combines restaurant, live/work, and flex-space components.
Where is this mixed-use property located?
The property is located at 2516 Sanford Ave Sanford, FL.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: Three‑building complex on 0.71 acres; 2,583 SF restaurant with existing equipment included; 400 SF 1‑bedroom/1‑bath apartment above 400 SF of open flex space
