Three-Office Commercial
For Sale
Contact for pricing
351 S COMMERCE AVE, Sebring, FL 33870
C1-zoned office property with a kitchen, private restroom, rear storage, and parking on both sides of the building.
Property Size1,042 SF
Price / SF$225.53
Days on Market26
Property Features for 351 S COMMERCE AVE
General Information
Standard status
Active
Size
1,042 SF
Class
C
Property subtype
Office, Mixed Use, Special Purpose
Zoning
c1
Building Details
Year Built
1952
Buildings
1
Stories
1
Units
1
Listing Agency:
RE/MAX Realty Plus Sebring
Listed By:
Chip Boring · License #FL
Source:
Crexi
Added: Aug 10
Changed: Sep 3
Last Checked: Sep 3 at 2:04AM
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 RE/MAX Realty Plus Sebring
Investment Insights
Based on property information with market context.
This office property was built in 1952 and provides three separate offices within a compact commercial layout. Interior features include a private restroom, kitchen, and substantial rear storage area, giving the space practical support functions for daily operations. Parking is available at both the front and rear of the building for visitors and staff.
The property is positioned in downtown Sebring near the courthouse and Highlands County Clerk of Court. Its existing configuration is suited to office use and may also accommodate a salon, barber shop, florist, retail operation, or small independent contractor, as identified in the property information. C1 zoning further supports its commercial positioning.
The property is positioned in downtown Sebring near the courthouse and Highlands County Clerk of Court. Its existing configuration is suited to office use and may also accommodate a salon, barber shop, florist, retail operation, or small independent contractor, as identified in the property information. C1 zoning further supports its commercial positioning.
Key Highlights
- Three offices in a 1,042‑square‑foot commercial building
- Private restroom, kitchen, and large rear storage area
- Parking available at the front and rear
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
$10,607
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
4.51%
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%
$212,140
$212.1K
Cap Rate 7%
$151,529
$151.5K
Cap Rate 9%
$117,856
$117.9K
Market Conditions
NOI Build-Up for 1,042 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
$18.1K $17.40/SF
− Vacancy
−$4.0K −$3.83/SF
EGI
$14.1K $13.57/SF
− OpEx
−$3.5K −$3.39/SF
NOI
$10.6K $10.18/SF
Area
Highlands County, FL
Vacancy
22.00%
Lease Rate
$17.40 /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%
$212,140
Cap Rate 7%
$151,529
Cap Rate 9%
$117,856
Alternative Uses
Best Use
Office B
$151.5K
$132.6K – $176.8K
NOI $10,607 @ 7.0% cap · market cap 4.51%
Second Best
Mixed Use
$134.4K
$117.6K – $156.9K
NOI $9,411 @ 7.0% cap · market cap 4.00%
Theoretical Best
Office A
$216.8K
$189.7K – $252.9K
NOI $15,175 @ 7.0% cap · market cap 6.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
951
Businesses Nearby
Explore this area
Business Placement
Demographics for 33870, FL
24,238
Population
13,933
Households
1.7
Avg Household Size
51
Median Age
18%
College-Educated
84%
High-School Grad
95.3 sq mi
ZIP Area
254
Density / Sq Mi
$50,606
Median Household Income
$28,475
Median Earnings
$977
Median Rent
$154,300
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 - C1-zoned office property with a kitchen, private restroom, rear storage, and parking on both sides of the building.
Where is this office units located?
The property is located at 351 S COMMERCE AVE Sebring, FL.
What is the asking price?
The asking price for this property is $235,000.
What are key features of this property?
This property features: Three offices in a 1,042‑square‑foot commercial building; Private restroom, kitchen, and large rear storage area; Parking available at the front and rear
