Fenced Flex Building with Drive-In
For Sale
$2,000,000
5508 Benchmark Lane 112 SANFORD, Sanford, FL 32773
Multi-tenant configuration combines office areas with warehouse space and on-site parking.
Property Size10,898 SF
Lot Size1.00 Acre
Price / SF$183.52
Days on Market55
Property Features for 5508 Benchmark Lane 112 SANFORD
General Information
Standard status
Active
Size
10,898 SF
Lot size
1.00 Acre
Zoning
M-1
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Drive-In Doors
16
Taxes and HOA fees
Annual Taxes
$9,263
Amenities
1
true
1.0001
false
Asphalt
Block
Access Road
10898
Building Details
Building Size
10,898 SF
Year Built
1988
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
(407) 890-1354
Listed By:
Elizabeth "Suzette" Ray
(407) 890-1354
Source:
Therealestatecollection
Added: Jul 8
Changed: Aug 31
Last Checked: Aug 31 at 12:57PM
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 "Suzette" Ray
Investment Insights
Based on property information with market context.
This 10,898 SF flex property includes a multi-tenant office and warehouse building on a 1.00-acre lot. The improvements feature 16 drive-in bays, ample parking, and full perimeter fencing. Constructed in 1988, the property carries M-1 zoning and is suited to a range of industrial and flex-space operations supported by its office and warehouse configuration.
The site is positioned within an industrial area of Sanford, Florida, with access to N. Ronald Reagan Boulevard, Highway 17, and State Road 419. An access road connects the property to the surrounding network, providing practical connectivity for daily business activity and vehicle movement.
The site is positioned within an industrial area of Sanford, Florida, with access to N. Ronald Reagan Boulevard, Highway 17, and State Road 419. An access road connects the property to the surrounding network, providing practical connectivity for daily business activity and vehicle movement.
Key Highlights
- 10,898 SF multi‑tenant office/warehouse flex building
- 16 drive‑in bays
- 1.00‑acre lot
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
$162,816
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
8.14%
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%
$3,256,320
$3.3M
Cap Rate 7%
$2,325,943
$2.3M
Cap Rate 9%
$1,809,067
$1.8M
Market Conditions
NOI Build-Up for 10,898 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
$261.6K $24.00/SF
− Vacancy
−$44.5K −$4.08/SF
EGI
$217.1K $19.92/SF
− OpEx
−$54.3K −$4.98/SF
NOI
$162.8K $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%
$3,256,320
Cap Rate 7%
$2,325,943
Cap Rate 9%
$1,809,067
Alternative Uses
Best Use
Office B
$2.33M
$2.04M – $2.71M
NOI $162,816 @ 7.0% cap · market cap 8.14%
Second Best
Warehouse
$1.06M
$924.1K – $1.23M
NOI $73,924 @ 7.0% cap · market cap 3.70%
Theoretical Best
Office A
$3.10M
$2.71M – $3.62M
NOI $217,088 @ 7.0% cap · market cap 10.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
16
Drive-in doors
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32773, FL
33,990
Population
13,402
Households
2.5
Avg Household Size
36
Median Age
24%
College-Educated
88%
High-School Grad
27.6 sq mi
ZIP Area
1,232
Density / Sq Mi
$63,496
Median Household Income
$40,479
Median Earnings
$1,482
Median Rent
$259,600
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?
Flex space - Multi-tenant configuration combines office areas with warehouse space and on-site parking.
Where is this flex space located?
The property is located at 5508 Benchmark Lane 112 SANFORD 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: 10,898 SF multi‑tenant office/warehouse flex building; 16 drive‑in bays; 1.00‑acre lot
