Office-Residential Mixed-Use
New
For Sale
$449,900
305 N SINCLAIR AVENUE, Tavares, FL 32778
Commercial and residential zoning supports distinct business and living areas within one building.
Property Size2,488 SF
Price / SF$180.83
Days on Market4
Property Features for 305 N SINCLAIR AVENUE
General Information
Standard status
Active
Size
2,488 SF
Total Parking Spaces
12
Property subtype
Mixed Use
Building Details
Year Built
1930
Buildings
1
Listing Agency:
EXP REALTY LLC
(888) 883-8509
Listed By:
Monica McDonald · License #3378363
(352) 250-8681
Source:
Endlesssummerrealty
Added: Sep 22
Changed: Sep 24
Last Checked: Sep 24 at 8:09AM
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 EXP REALTY LLC
Investment Insights
Based on property information with market context.
Built in 1930, this mixed-use property combines a first-floor professional office layout with a residential area upstairs. The office includes a lobby, reception office, four conference rooms, an ADA-compliant restroom, a second full bathroom, and a break room with kitchen area. The upper-level residence has a studio-style plan with a sleeping alcove, living and office areas, storage, a full bathroom, and a kitchen near its entrance. A private rear entrance separates access to the residential space, and both levels are under air.
The property is in downtown Tavares, near government offices, professional services, local businesses, and downtown amenities. Twelve off-street parking spaces serve the building. Its zoning allows commercial and residential use.
The property is in downtown Tavares, near government offices, professional services, local businesses, and downtown amenities. Twelve off-street parking spaces serve the building. Its zoning allows commercial and residential use.
Key Highlights
- First floor configured with a lobby, reception office, and 4 conference rooms
- Upper‑level residence includes a studio layout with sleeping alcove, living area, office area, and storage
- 12 off‑street parking spaces
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
$37,171
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
8.26%
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%
$743,420
$743.4K
Cap Rate 7%
$531,014
$531.0K
Cap Rate 9%
$413,011
$413.0K
Market Conditions
NOI Build-Up for 2,488 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
$59.7K $24.00/SF
− Vacancy
−$10.2K −$4.08/SF
EGI
$49.6K $19.92/SF
− OpEx
−$12.4K −$4.98/SF
NOI
$37.2K $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%
$743,420
Cap Rate 7%
$531,014
Cap Rate 9%
$413,011
Alternative Uses
Best Use
Office B
$531.0K
$464.6K – $619.5K
NOI $37,171 @ 7.0% cap · market cap 8.26%
Second Best
Mixed Use
$469.2K
$410.5K – $547.4K
NOI $32,842 @ 7.0% cap · market cap 7.30%
Theoretical Best
Office A
$708.0K
$619.5K – $826.0K
NOI $49,561 @ 7.0% cap · market cap 11.02%
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
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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 - Commercial and residential zoning supports distinct business and living areas within one building.
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: First floor configured with a lobby, reception office, and 4 conference rooms; Upper‑level residence includes a studio layout with sleeping alcove, living area, office area, and storage; 12 off‑street parking spaces
