Sanford Food Production
For Sale
Contact for pricing
401 W 13th St, Sanford, FL 32771
Equipped food production facility with cold storage in Sanford, Florida.
Property Size18,535 SF
Price / SF$107.90
Days on Market202
Property Features for 401 W 13th St
General Information
Standard status
Active
Size
18,535 SF
Class
C
Property subtype
Industrial
Zoning
GC2
Investment Type
Owner/User
Building Details
Year Built
1925
Year Renovated
1985
Buildings
1
Stories
1
Listing Agency:
Equity
Listed By:
Anthony Bernabe · License #BK3319727
Source:
Crexi
Added: Feb 11
Changed: Aug 14
Last Checked: Aug 30 at 4:39PM
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 Equity
Investment Insights
Based on property information with market context.
The property at 401 W 13th Street is a specialized food production facility with integrated cold storage and freezer capabilities, situated in the growing Sanford market. It is fully equipped to support food processing, distribution, or specialty manufacturing operations. The built-in cold storage, dedicated freezer space, and infrastructure are suitable for temperature-controlled production. This configuration reduces startup costs and buildout timelines for food operators, caterers, distributors, meal prep companies, or cold-chain logistics users. The property is located minutes from Historic Downtown Sanford, US-17/92, SR-46, and Orlando Sanford International Airport, offering convenient regional access for distribution throughout Central Florida and beyond. The property contains 18535 square feet. It is ideal for owner-users seeking turnkey infrastructure or investors targeting specialized industrial assets. It is suitable for food processing, distribution, or specialty manufacturing operations.
Key Highlights
- Fully equipped food production facility with integrated cold storage and freezer capabilities.
- Strategic location near Historic Downtown Sanford, US‑17/92, SR‑46, and Orlando Sanford International Airport, providing convenient regional access.
- Reduces startup costs and buildout timelines for food operators, caterers, distributors, meal prep companies, or cold‑chain logistics users.
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
$125,729
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
6.29%
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%
$2,514,580
$2.5M
Cap Rate 7%
$1,796,129
$1.8M
Cap Rate 9%
$1,396,989
$1.4M
Market Conditions
NOI Build-Up for 18,535 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
$162.4K $8.76/SF
− Vacancy
−$14.5K −$0.78/SF
EGI
$147.9K $7.98/SF
− OpEx
−$22.2K −$1.20/SF
NOI
$125.7K $6.78/SF
Area
Seminole County, FL
Vacancy
8.90%
Lease Rate
$8.76 /SF/Yr
Expense Ratio
15.00%
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%
$2,514,580
Cap Rate 7%
$1,796,129
Cap Rate 9%
$1,396,989
Alternative Uses
Best Use
Warehouse
$1.80M
$1.57M – $2.10M
NOI $125,729 @ 7.0% cap · market cap 6.29%
Second Best
Industrial
$1.48M
$1.29M – $1.73M
NOI $103,541 @ 7.0% cap · market cap 5.18%
Theoretical Best
Office A
$5.27M
$4.62M – $6.15M
NOI $369,217 @ 7.0% cap · market cap 18.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
656
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Refrigerated & cold storage - Equipped food production facility with cold storage in Sanford, Florida.
Where is this refrigerated & cold storage located?
The property is located at 401 W 13th St Sanford, FL.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Fully equipped food production facility with integrated cold storage and freezer capabilities.; Strategic location near Historic Downtown Sanford, US‑17/92, SR‑46, and Orlando Sanford International Airport, providing convenient regional access.; Reduces startup costs and buildout timelines for food operators, caterers, distributors, meal prep companies, or cold‑chain logistics users.
