Five-Office Brick Office
For Sale
$399,000
601 W Main Street, Avon Park, FL 33825
Commercial, Avon Park, FL
Property Size1,504 SF
Lot Size0.19 Acres
Price / SF$265.29
Days on Market124
Property Features for 601 W Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C4
Directions
From us 27 and Main Street head east. property on right
Standard status
Active
APN
A-22-33-28-010-00C0-0010
Size
1,504 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TOWN OF AVON PARK 22-33-28 LOT 1 + N 30 FT LOT 4 BLK C
Tax Annual Amount
2563
Legal Description
TOWN OF AVON PARK 22-33-28 LOT 1 + N 30 FT LOT 4 BLK C
Utilities
Sewer type
Public Sewer
Building Details
Year built
1952
Listing Agency:
ADVANTAGE REALTY #1
(863) 386-0303
Listed By:
Benjamin Sommerville · License #3606976
(863) 414-8045
Added: Apr 27
Changed: Aug 19
Last Checked: Aug 28 at 10:06AM
MLS# 324905
Copyright © 2026 Heartland Multiple Listing Service, Inc. 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 commercial office building offers a functional layout with five individual office spaces. Constructed with locally fired brick, the property includes local historical character and an interior configuration that can support a range of professional and service-based business uses.
The building is positioned on W Main Street in Avon Park with convenient access to downtown and major roadways, along with nearby local amenities.
With a compact footprint and multiple office rooms, the layout is well suited for businesses that need separate spaces within a single building.
The building is positioned on W Main Street in Avon Park with convenient access to downtown and major roadways, along with nearby local amenities.
With a compact footprint and multiple office rooms, the layout is well suited for businesses that need separate spaces within a single building.
Key Highlights
- Commercial building built in 1952 with a functional layout designed for business use
- Includes five individual office spaces for multiple tenants or separate departments
- Located on W Main Street in Avon Park with convenient access to downtown and local amenities
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
$15,309
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
3.84%
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%
$306,180
$306.2K
Cap Rate 7%
$218,700
$218.7K
Cap Rate 9%
$170,100
$170.1K
Market Conditions
NOI Build-Up for 1,504 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
$26.2K $17.40/SF
− Vacancy
−$5.8K −$3.83/SF
EGI
$20.4K $13.57/SF
− OpEx
−$5.1K −$3.39/SF
NOI
$15.3K $10.18/SF
Area
Highlands County, FL
Vacancy
22.00%
Lease Rate
$17.40 /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%
$306,180
Cap Rate 7%
$218,700
Cap Rate 9%
$170,100
Alternative Uses
Best Use
Office B
$218.7K
$191.4K – $255.2K
NOI $15,309 @ 7.0% cap · market cap 3.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$312.9K
$273.8K – $365.1K
NOI $21,903 @ 7.0% cap · market cap 5.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Office units
Location Intelligence
Trade Area within ½ mile
153
Businesses Nearby
Explore this area
Business Placement
Demographics for 33825, FL
24,943
Population
12,519
Households
2
Avg Household Size
49
Median Age
13%
College-Educated
83%
High-School Grad
112.8 sq mi
ZIP Area
221
Density / Sq Mi
$46,604
Median Household Income
$32,352
Median Earnings
$902
Median Rent
$152,400
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 - Functional office building with five individual office spaces located on W Main Street in Avon Park.
Where is this office units located?
The property is located at 601 W Main Street Avon Park, FL.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Commercial building built in 1952 with a functional layout designed for business use; Includes five individual office spaces for multiple tenants or separate departments; Located on W Main Street in Avon Park with convenient access to downtown and local amenities
