Sanford Commercial Building For
For Sale
$949,000
333 GORDON STREET, Sanford, FL 32771
Free-standing commercial building near Downtown Sanford with easy highway access.
Property Size3,360 SF
Price / SF$282.44
Days on Market204
Property Features for 333 GORDON STREET
General Information
Standard status
Active
Size
3,360 SF
Property subtype
Business Opportunities
Taxes and HOA fees
Annual Taxes
$7,713
Amenities
Central Air
3
City Road, Asphalt.
Building Details
Year Built
2004
Listing Agency:
PARK TOWN REAL ESTATE LLC
(561) 801-9199
Listed By:
David Auerbach · License #SL3397451
(407) 619-5250
Source:
Xome
Added: Feb 12
Changed: Sep 4
Last Checked: Sep 2 at 8:38PM
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 PARK TOWN REAL ESTATE LLC
Investment Insights
Based on property information with market context.
This free-standing commercial building is for sale in Sanford, Florida. It is conveniently located near Downtown Sanford with easy access to I-4, SR-417, and US-17-92. The stand-alone layout offers strong visibility, flexible use potential, and on-site parking. This property is ideal for an owner-user or investor seeking a well-positioned property in a growing Central Florida market. It presents an excellent opportunity for office, service, or professional use with long-term upside. The bike score is 38, indicating it is somewhat bikeable. The walk score is 30, indicating car-dependent accessibility. The transit score is 23, indicating minimal transit options.
Key Highlights
- Conveniently located near Downtown Sanford with easy access to I‑4, SR‑417, and US‑17‑92.
- Free‑standing commercial building with strong visibility.**
- Flexible use potential for office, service, or professional purposes.
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
$50,198
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
5.29%
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%
$1,003,960
$1.0M
Cap Rate 7%
$717,114
$717.1K
Cap Rate 9%
$557,756
$557.8K
Market Conditions
NOI Build-Up for 3,360 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
$80.6K $24.00/SF
− Vacancy
−$13.7K −$4.08/SF
EGI
$66.9K $19.92/SF
− OpEx
−$16.7K −$4.98/SF
NOI
$50.2K $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%
$1,003,960
Cap Rate 7%
$717,114
Cap Rate 9%
$557,756
Alternative Uses
Best Use
Office B
$717.1K
$627.5K – $836.6K
NOI $50,198 @ 7.0% cap · market cap 5.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$956.2K
$836.6K – $1.12M
NOI $66,931 @ 7.0% cap · market cap 7.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
550
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
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 building - Free-standing commercial building near Downtown Sanford with easy highway access.
Where is this office building located?
The property is located at 333 GORDON STREET Sanford, FL.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: Conveniently located near Downtown Sanford with easy access to I‑4, SR‑417, and US‑17‑92.; Free‑standing commercial building with strong visibility.**; Flexible use potential for office, service, or professional purposes.
