Furnished End-Unit Office
For Sale
$339,000
4009 W State Road 46, Sanford, FL 32771
Light-filled, furnished office condominium with perimeter windows and a practical owner-user setup.
Property Size1,375 SF
Price / SF$246.55
Days on Market19
Property Features for 4009 W State Road 46
General Information
Standard status
Active
Size
1,375 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Furnished
Yes
Taxes and HOA fees
Annual Taxes
$4,362
Listing Agency:
PREMIER SOTHEBYS INT'L REALTY
(407) 702-4727
Listed By:
Elizabeth Green
(407) 702-4727
Source:
Exprealty
Added: Jul 27
Changed: Aug 14
Last Checked: Aug 14 at 5:10AM
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 PREMIER SOTHEBYS INT'L REALTY
Investment Insights
Based on property information with market context.
This 1,375-square-foot office condominium is fully furnished and positioned for an owner-user. As an end unit, it benefits from windows along the exterior, bringing natural light throughout the workspace. The property is located off SR 46 in Sanford and offers access to I-4, SR 417, SR 46, and 17-92.
The office is near Seminole Town Center, downtown Sanford, and Colonial Town Parke, which includes shopping and restaurants. Seminole Town Center is currently under renovation. The combination of existing furnishings, end-unit exposure, and a location connected to several major roads provides a straightforward setting for an owner-user office operation.
The office is near Seminole Town Center, downtown Sanford, and Colonial Town Parke, which includes shopping and restaurants. Seminole Town Center is currently under renovation. The combination of existing furnishings, end-unit exposure, and a location connected to several major roads provides a straightforward setting for an owner-user office operation.
Key Highlights
- 1375 SF furnished office condominium
- End‑unit layout with windows around the space
- Positioned off SR 46 in Sanford
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
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
922
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 units - Light-filled, furnished office condominium with perimeter windows and a practical owner-user setup.
Where is this office units located?
The property is located at 4009 W State Road 46 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: 1375 SF furnished office condominium; End‑unit layout with windows around the space; Positioned off SR 46 in Sanford
