Restaurant Property with
For Sale
$725,000
3640 SANFORD AVENUE, Sanford, FL 32773
Restaurant/bar setup with commercial kitchen, walk-in cooler, and indoor and patio seating on Sanford Avenue near major road access.
Property Size2,214 SF
Price / SF$327.46
Days on Market69
Property Features for 3640 SANFORD AVENUE
General Information
Standard status
Active
Size
2,214 SF
Property subtype
Restaurant
Building Details
Year Built
1970
Listing Agency:
LPT REALTY, LLC
(877) 366-2213
Listed By:
Nicole Surillo · License #3632363
(407) 435-7282
Source:
Dennisrealty
Added: Jun 30
Changed: Sep 5
Last Checked: Sep 5 at 7:40AM
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 offering includes the real estate, business, and existing equipment, designed for flexible use as a restaurant, bar, entertainment venue, or a combination concept. The property features a commercial kitchen with a hood system, a walk-in cooler, and two generously sized restrooms. Seating is available both indoors and outdoors, including a spacious patio suited to live music and open-air dining, along with on-site parking for guests and staff.
Located at 3640 Sanford Avenue in Sanford, the property provides convenient access to SR 417, US 17-92, Ronald Reagan Boulevard, and Lake Mary Boulevard, and is described as less than five minutes from Orlando Sanford International Airport. The remarks also indicate it is just minutes from Downtown Sanford and Lake Mary.
An oversized lot adds additional space to the rear, with the opportunity for future expansion, including the potential to construct another building subject to zoning, permitting, and local approvals.
Located at 3640 Sanford Avenue in Sanford, the property provides convenient access to SR 417, US 17-92, Ronald Reagan Boulevard, and Lake Mary Boulevard, and is described as less than five minutes from Orlando Sanford International Airport. The remarks also indicate it is just minutes from Downtown Sanford and Lake Mary.
An oversized lot adds additional space to the rear, with the opportunity for future expansion, including the potential to construct another building subject to zoning, permitting, and local approvals.
Key Highlights
- Commercial property built in 1970 on busy Sanford Avenue with convenient access to SR 417, US 17‑92, Ronald Reagan Boulevard, and Lake Mary Boulevard
- Restaurant/bar setup with commercial kitchen, hood system, and walk‑in cooler
- Indoor and outdoor seating with indoor seating plus a spacious patio for events and open‑air dining
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
$42,699
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
5.89%
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%
$853,980
$854.0K
Cap Rate 7%
$609,986
$610.0K
Cap Rate 9%
$474,433
$474.4K
Market Conditions
NOI Build-Up for 2,214 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
$60.3K $27.24/SF
− Vacancy
−$3.4K −$1.53/SF
EGI
$56.9K $25.71/SF
− OpEx
−$14.2K −$6.43/SF
NOI
$42.7K $19.29/SF
Area
Seminole County, FL
Vacancy
5.60%
Lease Rate
$27.24 /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%
$853,980
Cap Rate 7%
$609,986
Cap Rate 9%
$474,433
Alternative Uses
Best Use
Specialty Retail
$610.0K
$533.7K – $711.7K
NOI $42,699 @ 7.0% cap · market cap 5.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$630.0K
$551.3K – $735.1K
NOI $44,103 @ 7.0% cap · market cap 6.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
200
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32773, FL
33,990
Population
13,402
Households
2.5
Avg Household Size
36
Median Age
24%
College-Educated
88%
High-School Grad
27.6 sq mi
ZIP Area
1,232
Density / Sq Mi
$63,496
Median Household Income
$40,479
Median Earnings
$1,482
Median Rent
$259,600
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Restaurant/bar setup with commercial kitchen, walk-in cooler, and indoor and patio seating on Sanford Avenue near major road access.
Where is this conventional restaurant located?
The property is located at 3640 SANFORD AVENUE Sanford, FL.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Commercial property built in 1970 on busy Sanford Avenue with convenient access to SR 417, US 17‑92, Ronald Reagan Boulevard, and Lake Mary Boulevard; Restaurant/bar setup with commercial kitchen, hood system, and walk‑in cooler; Indoor and outdoor seating with indoor seating plus a spacious patio for events and open‑air dining
