End-Unit Furnished Office
For Sale
$339,000
4009 W 1ST St, Sanford, FL 32771
Furnished end-unit office condo with windows all around for a light, bright work environment.
Property Size1,375 SF
Days on Market15
Property Features for 4009 W 1ST St
General Information
Standard status
Active
Size
1,375 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Furnished
Yes
Building Details
Building Size
1,375 SF
Year Built
2006
Listing Agency:
(407) 702-4727
Listed By:
Elizabeth Green
(407) 702-4727
Source:
Elliman
Added: Jul 29
Changed: Jul 30
Last Checked: Aug 12 at 10:11AM
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 Elizabeth Green
Investment Insights
Based on property information with market context.
This beautifully finished, fully furnished office condo is designed for an owner-user who wants move-in-ready space. The layout benefits from end-unit placement, creating a light and bright interior with windows all around.
The office condominium is located off SR 46 in Sanford, with convenient access to I-4, SR 417, SR 46, and 17-92. The area offers nearby retail and services, including Seminole Town Center (currently under renovation), downtown Sanford, and Colonial Town Parke, with shopping and restaurants in close proximity.
Built in 2006, the space is ready for immediate occupancy and offers a car-dependent setting based on the provided BikeScore, WalkScore, and TransitScore.
The office condominium is located off SR 46 in Sanford, with convenient access to I-4, SR 417, SR 46, and 17-92. The area offers nearby retail and services, including Seminole Town Center (currently under renovation), downtown Sanford, and Colonial Town Parke, with shopping and restaurants in close proximity.
Built in 2006, the space is ready for immediate occupancy and offers a car-dependent setting based on the provided BikeScore, WalkScore, and TransitScore.
Key Highlights
- Fully furnished office condo for owner‑user use
- End unit with windows all around for light and bright interior
- Built in 2006
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
$20,543
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
6.06%
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%
$410,860
$410.9K
Cap Rate 7%
$293,471
$293.5K
Cap Rate 9%
$228,256
$228.3K
Market Conditions
NOI Build-Up for 1,375 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
$33.0K $24.00/SF
− Vacancy
−$5.6K −$4.08/SF
EGI
$27.4K $19.92/SF
− OpEx
−$6.8K −$4.98/SF
NOI
$20.5K $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%
$410,860
Cap Rate 7%
$293,471
Cap Rate 9%
$228,256
Alternative Uses
Best Use
Office B
$293.5K
$256.8K – $342.4K
NOI $20,543 @ 7.0% cap · market cap 6.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$391.3K
$342.4K – $456.5K
NOI $27,390 @ 7.0% cap · market cap 8.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
566
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Furnished end-unit office condo with windows all around for a light, bright work environment.
Where is this office units located?
The property is located at 4009 W 1ST St Sanford, FL.
What is the asking price?
The asking price for this property is $339,000.
What are key features of this property?
This property features: Fully furnished office condo for owner‑user use; End unit with windows all around for light and bright interior; Built in 2006
