Office Building Under
New
For Sale
$410,000
3316 W 5TH, Sanford, FL 32771
Existing commercial structure offers a customizable setting for office, medical, or legal use.
Property Size1,360 SF
Days on Market5
Property Features for 3316 W 5TH
General Information
Standard status
Active
Size
1,360 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Additional Details
Land Use
commercial
Taxes and HOA fees
Annual Taxes
$471
Building Details
Building Size
1,360 SF
Year Built
1959
Listing Agency:
LPT Realty, LLC.
Listed By:
Martina Paradysz · License #3567402
(386) 801-8858
Source:
Elliman
Added: Sep 15
Last Checked: Sep 18 at 9:14AM
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 LPT Realty, LLC.
Investment Insights
Based on property information with market context.
This office property includes an existing commercial structure on a double commercial lot, with renovation work currently in progress. The building dates to 1959 and is positioned for completion as a professional office, medical suite, law office, or another commercial configuration supported by the property’s adaptable layout. The unfinished renovation allows the next owner to shape the interior around its intended use.
Located at 3316 W 5TH in Sanford, the property provides immediate access to SR 46 and connectivity to Interstate 4. Historic Downtown Sanford is a short distance away, with retail, dining, and professional services in the surrounding area. Walk Score is 22, Bike Score is 31, and Transit Score is 33.
Located at 3316 W 5TH in Sanford, the property provides immediate access to SR 46 and connectivity to Interstate 4. Historic Downtown Sanford is a short distance away, with retail, dining, and professional services in the surrounding area. Walk Score is 22, Bike Score is 31, and Transit Score is 33.
Key Highlights
- Double commercial lot with existing structure
- Renovation work currently in progress
- Built in 1959
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
$20,318
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
4.96%
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%
$406,360
$406.4K
Cap Rate 7%
$290,257
$290.3K
Cap Rate 9%
$225,756
$225.8K
Market Conditions
NOI Build-Up for 1,360 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
$32.6K $24.00/SF
− Vacancy
−$5.5K −$4.08/SF
EGI
$27.1K $19.92/SF
− OpEx
−$6.8K −$4.98/SF
NOI
$20.3K $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%
$406,360
Cap Rate 7%
$290,257
Cap Rate 9%
$225,756
Alternative Uses
Best Use
Office B
$290.3K
$254.0K – $338.6K
NOI $20,318 @ 7.0% cap · market cap 4.96%
Second Best
Healthcare Medical
$277.0K
$242.4K – $323.1K
NOI $19,388 @ 7.0% cap · market cap 4.73%
Theoretical Best
Office A
$387.0K
$338.6K – $451.5K
NOI $27,091 @ 7.0% cap · market cap 6.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
511
Businesses Nearby
Explore this area
Business Placement
Demographics for 32771, FL
57,178
Population
24,062
Households
2.4
Avg Household Size
37
Median Age
35%
College-Educated
91%
High-School Grad
37.5 sq mi
ZIP Area
1,525
Density / Sq Mi
$74,520
Median Household Income
$43,321
Median Earnings
$1,584
Median Rent
$332,500
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?
Office building - Existing commercial structure offers a customizable setting for office, medical, or legal use.
Where is this office building located?
The property is located at 3316 W 5TH Sanford, FL.
What is the asking price?
The asking price for this property is $410,000.
What are key features of this property?
This property features: Double commercial lot with existing structure; Renovation work currently in progress; Built in 1959
