Industrial Compound with Multiple
For Sale
$1,100,000
321 DAVIS BROS Rd, Frostproof, FL 33843
7-acre industrial compound featuring multiple buildings and potential commercial use.
Property Size1,596 SF
Lot Size7.00 Acres
Price / SF$220
Days on Market152
Property Features for 321 DAVIS BROS Rd
General Information
Standard status
Active
Size
1,596 SF
Lot size
7.00 Acres
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$2,142
Building Details
Building Size
1,596 SF
Year Built
1946
Listing Agency:
CROSBY & ASSOCIATES, INC.
(863) 673-9368
Listed By:
Chip Fortenberry, III
(863) 673-9368
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 6:11AM
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 CROSBY & ASSOCIATES, INC.
Investment Insights
Based on property information with market context.
The property at 321 Davis Brothers Road in Frostproof, Florida, includes approximately 7 acres. It features a 1,600-square-foot office equipped with two half bathrooms, a 7,500-square-foot pole barn, a 4,000-square-foot pole barn, a 5,000-square-foot warehouse, and a 1,200-square-foot warehouse. The compound is secured by a chain-link fence and is supplied with water from both a 4-inch well and a 12-inch well. The site has 3-phase power, telephone, and cable. The property's strategic location near major industrial facilities, including those owned by Lowe's and Ferguson, suggests a potential for commercial or industrial use. The property is currently zoned agricultural but can be changed to Industrial Zoning. The property is within an opportunity zone. The parcel is currently 14.5 acres; only 7 acres are offered and will be resurveyed prior to closing.
Key Highlights
- Multiple Structures: Including a 7,500 sq ft pole barn, 4,000 sq ft pole barn, 5,000 sq ft warehouse, 1,200 sq ft warehouse, and a 1,600 sq ft office.
- Strategic Location: Situated near major industrial facilities like Lowe's and Ferguson.
- Opportunity Zone: Property is located within an opportunity zone.
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
$33,307
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
3.03%
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%
$666,140
$666.1K
Cap Rate 7%
$475,814
$475.8K
Cap Rate 9%
$370,078
$370.1K
Market Conditions
NOI Build-Up for 5,000 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
$42.5K $8.50/SF
− Vacancy
−$3.3K −$0.66/SF
EGI
$39.2K $7.84/SF
− OpEx
−$5.9K −$1.18/SF
NOI
$33.3K $6.66/SF
Area
Polk County, FL
Vacancy
7.80%
Lease Rate
$8.50 /SF/Yr
Expense Ratio
15.00%
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%
$666,140
Cap Rate 7%
$475,814
Cap Rate 9%
$370,078
Alternative Uses
Best Use
Warehouse
$475.8K
$416.3K – $555.1K
NOI $33,307 @ 7.0% cap · market cap 3.03%
Second Best
Industrial
$340.8K
$298.2K – $397.6K
NOI $23,853 @ 7.0% cap · market cap 2.17%
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $84,108 @ 7.0% cap · market cap 7.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33843, FL
11,864
Population
5,930
Households
2
Avg Household Size
45
Median Age
15%
College-Educated
81%
High-School Grad
124.0 sq mi
ZIP Area
96
Density / Sq Mi
$51,358
Median Household Income
$28,857
Median Earnings
$864
Median Rent
$107,900
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Warehouse - 7-acre industrial compound featuring multiple buildings and potential commercial use.
Where is this warehouse located?
The property is located at 321 DAVIS BROS Rd Frostproof, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Multiple Structures: Including a 7,500 sq ft pole barn, 4,000 sq ft pole barn, **5,000 sq ft warehouse**, 1,200 sq ft warehouse, and a 1,600 sq ft office.; Strategic Location: Situated near major industrial facilities like Lowe's and Ferguson.; Opportunity Zone: Property is located within an opportunity zone.
