Freestanding Brewery
For Sale
$889,000
417 & 419 SANFORD Avenue, Sanford, FL 32771
Commercial Sale, SANFORD, FL
Property Size2,152 SF
Lot Size0.21 Acres
Price / SF$413.10
Days on Market197
Property Features for 417 & 419 SANFORD Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GC2
Subdivision
SANFORD TOWN OF
Directions
Turn right onto S Sanford Ave 0.3 mi Continue straight to stay on S Sanford Ave Destination will be on the right
Standard status
Active
APN
25-19-30-5AG-060A-0060
Size
2,152 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LOT 6 BLK 6 TR A TOWN OF SANFORD PB 1 PG 56 & LOT 3 BLK 6 CHAPMAN + TUCKERS ADD PB 1 PG 24
Tax Annual Amount
4254
Legal Description
LOT 6 BLK 6 TR A TOWN OF SANFORD PB 1 PG 56 & LOT 3 BLK 6 CHAPMAN + TUCKERS ADD PB 1 PG 24
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Amenities
full commercial kitchen
outdoor dining area
sidewalk cafe seating
Building Details
Year built
1916
Floors in Building
1
Building materials
Brick
Listing Agency:
SLOANE REALTY, LLC
(407) 829-2418
Listed By:
Matt White · License #3106449
(407) 758-3166
Added: Feb 9
Changed: Aug 24
Last Checked: Aug 25 at 4:06PM
MLS# O6381799
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,152-square-foot freestanding brick property combines two connected addresses that can operate as one larger commercial suite or as separate units. The building dates to 1916 and features high ceilings, a full commercial kitchen, an oversized side dining area, and additional sidewalk cafe seating. Updated electrical and plumbing were completed in 2007, and the roof was replaced in 2018. The property is currently operating as a brewery/restaurant.
The site has 81 feet of frontage on Sanford Avenue and is positioned near the Sanford Marina on Lake Monroe. Historic Downtown Sanford, 1st Street dining and nightlife, Magnolia Square, and the St. Johns River are also located nearby. Public water and public sewer serve the property, with central air and electric heating in place.
The site has 81 feet of frontage on Sanford Avenue and is positioned near the Sanford Marina on Lake Monroe. Historic Downtown Sanford, 1st Street dining and nightlife, Magnolia Square, and the St. Johns River are also located nearby. Public water and public sewer serve the property, with central air and electric heating in place.
Key Highlights
- 2,152‑square‑foot freestanding brick building dating to 1916
- 81 feet of frontage on Sanford Avenue
- Connected layout can function as one suite or two separate 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
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,403
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 - Connected commercial suites offer a full kitchen, outdoor dining, and sidewalk cafe seating near Sanford’s 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: 2,152‑square‑foot freestanding brick building dating to 1916; 81 feet of frontage on Sanford Avenue; Connected layout can function as one suite or two separate units
