Sanford Waterfront Commercial
For Sale
$889,000
417 & 419 SANFORD AVENUE, Sanford, FL 32771
Prime commercial property in Sanford's thriving waterfront district.
Property Size2,152 SF
Lot Size0.21 Acres
Price / SF$413.10
Days on Market178
Property Features for 417 & 419 SANFORD AVENUE
General Information
Standard status
Active
Size
2,152 SF
Lot size
0.21 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$4,254
Amenities
Central air
Pool
Public Pool
Central Air Cooling
Central Heating
Electric Heating
Building Details
Year Built
1916
Listing Agency:
SLOANE REALTY, LLC
(407) 829-2418
Listed By:
MATT WHITE · License #3106449
Source:
Corcoran
Added: Feb 11
Changed: Aug 8
Last Checked: Apr 5 at 11:37PM
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 SLOANE REALTY, LLC
Investment Insights
Based on property information with market context.
Located in the heart of Sanford’s thriving waterfront district, this commercial property offers a rare opportunity. The property includes approximately 0.22 acres with 81 feet of frontage on Sanford Avenue. The free-standing building combines historic charm with modern functionality. The property is zoned SC3, offering flexible commercial use. Constructed with solid concrete block and brick, the building features high ceilings with architectural character. Updated electrical and plumbing were completed in 2007, and a newer roof was installed in 2018. Currently operating as a brewery and restaurant, the connected addresses of 417 and 419 Sanford Avenue can function as one expansive commercial suite or be separated into two distinct units. The property features a full commercial kitchen, an oversized side outdoor dining area, and additional sidewalk café seating. It supports a range of commercial applications, including retail, restaurant or sidewalk café, brewery or entertainment concept, business or professional office, and service-oriented businesses. The property is situated just blocks from Historic Downtown Sanford, 1st Street dining and nightlife, Magnolia Square, the Marina on Lake Monroe, and the St. Johns River. The property benefits from pedestrian activity and destination traffic within Sanford’s dynamic waterfront district. The property size is 2152 square feet.
Key Highlights
- Prime location in Sanford's thriving waterfront district, near the marina, downtown, and other attractions.
- Flexible SC3 zoning allows for a wide range of commercial uses.
- Can function as one expansive commercial suite or be separated into two distinct units.
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
$41,503
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
4.67%
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%
$830,060
$830.1K
Cap Rate 7%
$592,900
$592.9K
Cap Rate 9%
$461,144
$461.1K
Market Conditions
NOI Build-Up for 2,152 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
$58.6K $27.24/SF
− Vacancy
−$3.3K −$1.53/SF
EGI
$55.3K $25.71/SF
− OpEx
−$13.8K −$6.43/SF
NOI
$41.5K $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%
$830,060
Cap Rate 7%
$592,900
Cap Rate 9%
$461,144
Alternative Uses
Best Use
Specialty Retail
$592.9K
$518.8K – $691.7K
NOI $41,503 @ 7.0% cap · market cap 4.67%
Second Best
Industrial
$171.7K
$150.3K – $200.4K
NOI $12,022 @ 7.0% cap · market cap 1.35%
Theoretical Best
Office A
$612.4K
$535.9K – $714.5K
NOI $42,868 @ 7.0% cap · market cap 4.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,427
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Brewery - Prime commercial property in Sanford's thriving waterfront district.
Where is this brewery located?
The property is located at 417 & 419 SANFORD AVENUE Sanford, FL.
What is the asking price?
The asking price for this property is $889,000.
What are key features of this property?
This property features: Prime location in Sanford's thriving waterfront district, near the marina, downtown, and other attractions.; Flexible SC3 zoning allows for a wide range of commercial uses.; Can function as one expansive commercial suite or be separated into two distinct units.
