Downtown Mixed-Use Office
For Sale
$449,900
305 N SINCLAIR Avenue, Tavares, FL 32778
Commercial Sale, TAVARES, FL
Property Size2,412 SF
Lot Size0.30 Acres
Price / SF$186.53
Days on Market45
Property Features for 305 N SINCLAIR Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
MU
Security features
Security System
Window features
Tinted Windows, Drapes
Pets allowed
Yes
Basement
Crawl Space
Accessibility
Accessible Approach with Ramp
Appliances
Dishwasher, Dryer, Microwave, Refrigerator, Tankless Water Heater, Washer
Subdivision
TAVARES
Lot features
Corner Lot, City Limits, Near Public Transit, Sidewalk, Paved
Directions
From West on Old 441 follow one way on W. Caroline Street to left onto N. Sinclair Avenue to Property on right , Corner of Sinclair and Alfred Street
Standard status
Active
APN
29-19-26-0100-038-00M00
Size
2,412 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TAVARES LOTS M N BLK 38 PB 1 PG 64 ORB 1542 PG 159
Tax Annual Amount
3187
Legal Description
TAVARES LOTS M N BLK 38 PB 1 PG 64 ORB 1542 PG 159
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1930
Floors in Building
2
Flooring type
Carpet, Tile - Ceramic
Building materials
Block, Frame
Roof type
Shingle
Listing Agency:
EXP REALTY LLC
(888) 883-8509
Listed By:
Monica McDonald · License #3378363
(352) 250-8681
Added: Aug 10
Changed: Sep 23
Last Checked: Sep 23 at 2:06AM
MLS# G5118144
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 2,412-square-foot mixed-use property on a 0.3-acre lot combines a professional office layout with an upstairs residential area. The first floor includes a lobby, reception office, four conference rooms, an ADA-compliant restroom, an additional full bathroom, and a breakroom with kitchen space. The upper level is arranged as a studio-style residence with a sleeping alcove, living and office areas, storage, a full bathroom, and a kitchen. Twelve off-street parking spaces serve the property, and a private rear entry provides access to the residential portion.
Built in 1930, the building features block and frame construction, central air, electric heat, public water, public sewer, and a shingle roof. Located in downtown Tavares at 305 N Sinclair Avenue, the property is near government offices, professional services, local commerce, and downtown amenities. MU zoning allows both commercial and residential use.
Built in 1930, the building features block and frame construction, central air, electric heat, public water, public sewer, and a shingle roof. Located in downtown Tavares at 305 N Sinclair Avenue, the property is near government offices, professional services, local commerce, and downtown amenities. MU zoning allows both commercial and residential use.
Key Highlights
- 2,412‑square‑foot mixed‑use building on a 0.3‑acre lot
- MU zoning allows commercial and residential use
- First‑floor office layout with four conference rooms and reception area
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
$36,035
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
8.01%
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%
$720,700
$720.7K
Cap Rate 7%
$514,786
$514.8K
Cap Rate 9%
$400,389
$400.4K
Market Conditions
NOI Build-Up for 2,412 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
$57.9K $24.00/SF
− Vacancy
−$9.8K −$4.08/SF
EGI
$48.0K $19.92/SF
− OpEx
−$12.0K −$4.98/SF
NOI
$36.0K $14.94/SF
Area
Lake 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%
$720,700
Cap Rate 7%
$514,786
Cap Rate 9%
$400,389
Alternative Uses
Best Use
Office B
$514.8K
$450.4K – $600.6K
NOI $36,035 @ 7.0% cap · market cap 8.01%
Second Best
Mixed Use
$454.8K
$398.0K – $530.6K
NOI $31,838 @ 7.0% cap · market cap 7.08%
Theoretical Best
Office A
$686.4K
$600.6K – $800.8K
NOI $48,047 @ 7.0% cap · market cap 10.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
855
Businesses Nearby
Explore this area
Business Placement
Demographics for 32778, FL
23,993
Population
12,720
Households
1.9
Avg Household Size
52
Median Age
25%
College-Educated
88%
High-School Grad
25.4 sq mi
ZIP Area
945
Density / Sq Mi
$61,815
Median Household Income
$40,942
Median Earnings
$1,384
Median Rent
$241,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - MU zoning supports a combination of commercial and residential use.
Where is this mixed-use property located?
The property is located at 305 N SINCLAIR Avenue Tavares, FL.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: 2,412‑square‑foot mixed‑use building on a 0.3‑acre lot; MU zoning allows commercial and residential use; First‑floor office layout with four conference rooms and reception area
