Three-Building Mixed-Use
For Sale
$825,000
2516 SANFORD Avenue, Sanford, FL 32773
Commercial Sale, SANFORD, FL
Property Size4,493 SF
Lot Size0.71 Acres
Price / SF$183.62
Days on Market266
Property Features for 2516 SANFORD Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GC2
Subdivision
WOODRUFFS SUB FRANK L
Directions
Sanford Ave South, Cross over 25th St, Building complex on the right.
Standard status
Active
APN
01-20-30-506-0000-0070
Size
4,493 SF
Lot size
0.71 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LOTS 7 8 9 & 10 FRANK L WOODRUFFS SUBD PB 3 PG 44
Tax Annual Amount
4717
Legal Description
LOTS 7 8 9 & 10 FRANK L WOODRUFFS SUBD PB 3 PG 44
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Building Details
Year built
1980
Building materials
Block, Frame
Listing Agency:
PORZIG REALTY
(407) 322-8678
Listed By:
Derrick Thomas · License #3331734
(404) 401-0471
Added: Dec 2, 2025
Changed: Aug 24
Last Checked: Aug 25 at 4:06PM
MLS# O6364458
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 mixed-use property comprises three buildings totaling 4,493 square feet on 0.71 acres. The 2,583-square-foot restaurant includes existing equipment, while a separate building combines a 400-square-foot one-bedroom, one-bath apartment with 400 square feet of open flex space. A third 1,110-square-foot flex building provides additional commercial area for storage, retail, service, creative, or operational uses supported by the property information.
Located at 2516 Sanford Avenue in Sanford, the property is near the intersection of Sanford Avenue and 25th Street. The site has General Commercial zoning, generous parking capacity, central air, block and frame construction, public water, and public sewer. Built in 1980, the three-building configuration supports a range of commercial and live-work arrangements within one property.
Located at 2516 Sanford Avenue in Sanford, the property is near the intersection of Sanford Avenue and 25th Street. The site has General Commercial zoning, generous parking capacity, central air, block and frame construction, public water, and public sewer. Built in 1980, the three-building configuration supports a range of commercial and live-work arrangements within one property.
Key Highlights
- Three‑building mixed‑use property totaling 4,493 square feet 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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three-building commercial property with restaurant, apartment, and adaptable flex space under GC2 zoning.
Where is this mixed-use property located?
The property is located at 2516 SANFORD Avenue 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 mixed‑use property totaling 4,493 square feet 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
