Office Units with Renovation
For Sale
$425,000
3316 W 5TH Street, Sanford, FL 32771
Commercial Sale, SANFORD, FL
Property Size1,360 SF
Lot Size0.19 Acres
Price / SF$312.50
Days on Market96
Property Features for 3316 W 5TH Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
A-1
Subdivision
SMITHS M M
Directions
exit I4 to SR 46 and head east. turn right onto Meisch rd then turn right onto 5th st. property will be second on your right.
Standard status
Active
APN
26-19-30-5AE-310C-0000
Size
1,360 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
E 109 FT OF W 221 FT OF S 76 FT OF BLK 31 M M SMITHS SUBD PB 1 PG 55
Tax Annual Amount
472
Legal Description
E 109 FT OF W 221 FT OF S 76 FT OF BLK 31 M M SMITHS SUBD PB 1 PG 55
Utilities
Utilities
Electricity Available
Sewer type
Septic Tank
Cooling system
Central Air
Water source
Well
Building Details
Year built
1959
Floors in Building
1
Flooring type
Concrete
Building materials
Block
Listing Agency:
LPT REALTY, LLC
(877) 366-2213
Listed By:
Martina Paradysz · License #3567402
(386) 801-8858
Added: Jun 10
Changed: Sep 11
Last Checked: Sep 13 at 6:06PM
MLS# V4949596
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 1,360-square-foot office property occupies a 0.19-acre double commercial lot. The existing block structure, built in 1959, is undergoing renovation and offers a configurable starting point for office, medical, or legal service use. Concrete flooring and central air are in place, while the renovation allows the interior to be completed to the future owner’s specifications.
The property is located at 3316 W 5th Street in Sanford, with access to SR 46 and connectivity to Interstate 4. Historic Downtown Sanford, retail, dining, and professional services are nearby. The site is zoned A-1 and has electricity available, a well water source, and a septic tank sewer system.
The property is located at 3316 W 5th Street in Sanford, with access to SR 46 and connectivity to Interstate 4. Historic Downtown Sanford, retail, dining, and professional services are nearby. The site is zoned A-1 and has electricity available, a well water source, and a septic tank sewer system.
Key Highlights
- 1,360‑square‑foot structure on a 0.19‑acre double commercial lot
- Renovation underway in an existing block building
- Built in 1959 with central air and concrete flooring
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
4.78%
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 4.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$387.0K
$338.6K – $451.5K
NOI $27,091 @ 7.0% cap · market cap 6.37%
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Renovation is underway within a block structure with central air and concrete flooring.
Where is this office units located?
The property is located at 3316 W 5TH Street Sanford, FL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 1,360‑square‑foot structure on a 0.19‑acre double commercial lot; Renovation underway in an existing block building; Built in 1959 with central air and concrete flooring
