Retail Building with Office
For Sale
$279,900
312 E Main Street, Dundee, FL 33838
Building includes a reception area, office/workspace, and a kitchen/break room, plus a garage with back alley access.
Property Size1,994 SF
Price / SF$140.37
Days on Market317
Property Features for 312 E Main Street
General Information
Standard status
Active
Size
1,994 SF
Property subtype
Mixed Use
Building Details
Year Built
1948
Listing Agency:
LOVELAND PROPERTIES
(407) 352-8118
Listed By:
Cleve Loveland · License #602469
Source:
Xome
Added: Oct 18, 2025
Changed: Jul 22
Last Checked: Aug 29 at 7:43AM
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 LOVELAND PROPERTIES
Investment Insights
Based on property information with market context.
This versatile commercial building was previously used as retail and is laid out with a welcoming reception area, plenty of office and workspace, and a full kitchen/break area for staff convenience. The property also includes a garage with back alley access, supporting delivery and parking needs.
Recent updates include a newer roof, and the pre-listing inspection has been completed with minor repairs addressed.
Offered for sale as a flexible facility for a range of professional or retail uses, the interior configuration supports both front-facing reception and day-to-day workspace operations.
Recent updates include a newer roof, and the pre-listing inspection has been completed with minor repairs addressed.
Offered for sale as a flexible facility for a range of professional or retail uses, the interior configuration supports both front-facing reception and day-to-day workspace operations.
Key Highlights
- Commercial building built in 1948 with central air and heating (3).
- Interior features include a reception area, office/workspace, and a full kitchen/break room.
- Includes a garage with back alley access for deliveries and parking.
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
$24,496
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
8.75%
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%
$489,920
$489.9K
Cap Rate 7%
$349,943
$349.9K
Cap Rate 9%
$272,178
$272.2K
Market Conditions
NOI Build-Up for 1,994 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
$41.9K $21.00/SF
− Vacancy
−$9.2K −$4.62/SF
EGI
$32.7K $16.38/SF
− OpEx
−$8.2K −$4.10/SF
NOI
$24.5K $12.29/SF
Area
Polk County, FL
Vacancy
22.00%
Lease Rate
$21.00 /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%
$489,920
Cap Rate 7%
$349,943
Cap Rate 9%
$272,178
Alternative Uses
Best Use
Office B
$349.9K
$306.2K – $408.3K
NOI $24,496 @ 7.0% cap · market cap 8.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$479.2K
$419.3K – $559.0K
NOI $33,542 @ 7.0% cap · market cap 11.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
216
Businesses Nearby
Explore this area
Business Placement
Demographics for 33838, FL
5,243
Population
2,162
Households
2.4
Avg Household Size
38
Median Age
9%
College-Educated
80%
High-School Grad
7.3 sq mi
ZIP Area
718
Density / Sq Mi
$44,514
Median Household Income
$28,286
Median Earnings
$1,600
Median Rent
$230,100
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?
Office units - Building includes a reception area, office/workspace, and a kitchen/break room, plus a garage with back alley access.
Where is this office units located?
The property is located at 312 E Main Street Dundee, FL.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: Commercial building built in 1948 with central air and heating (3).; Interior features include a reception area, office/workspace, and a full kitchen/break room.; Includes a garage with back alley access for deliveries and parking.
