Open-Layout Flex
New
For Sale
$780,000
801 INGRAHAM, Haines City, FL 33844
Central Business District property with a broad interior configuration and downtown positioning in Haines City.
Property Size5,110 SF
Price / SF$152.94
Days on Market2
Property Features for 801 INGRAHAM
General Information
Standard status
Active
Size
5,110 SF
Property subtype
Commercial
Zoning
Central Business District
Taxes and HOA fees
Annual Taxes
$6,448
Building Details
Building Size
5,110 SF
Year Built
1959
Listing Agency:
United Realty Group, Inc
(954) 249-6763
Listed By:
Karen Myers · License #582222
(954) 249-6763
Source:
Elliman
Added: Aug 16
Changed: Aug 17
Last Checked: Aug 17 at 5:53AM
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 United Realty Group, Inc
Investment Insights
Based on property information with market context.
This 5,100-square-foot flex property has an expansive, largely open interior and is currently used for interior design and upholstery operations. The layout offers adaptable commercial space within a Central Business District zone, with potential applications identified in the source ranging from medical, daycare, and event uses to retail, restaurant, and nightlife concepts.
The property is located at 801 Ingraham in downtown Haines City, Florida, with high-visibility frontage. It sits near Crossroads Village Center and between the Tampa and Orlando metropolitan areas. The building was constructed in 1959. Walk Score is 68 and Bike Score is 49, reflecting a somewhat walkable and somewhat bikeable setting.
The property is located at 801 Ingraham in downtown Haines City, Florida, with high-visibility frontage. It sits near Crossroads Village Center and between the Tampa and Orlando metropolitan areas. The building was constructed in 1959. Walk Score is 68 and Bike Score is 49, reflecting a somewhat walkable and somewhat bikeable setting.
Key Highlights
- 5,100 SF of open flex space
- Central Business District zoning
- Current interior design and upholstery shop use
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
$57,273
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
7.34%
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%
$1,145,460
$1.1M
Cap Rate 7%
$818,186
$818.2K
Cap Rate 9%
$636,367
$636.4K
Market Conditions
NOI Build-Up for 5,100 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
$88.7K $17.40/SF
− Vacancy
−$6.9K −$1.36/SF
EGI
$81.8K $16.04/SF
− OpEx
−$24.5K −$4.81/SF
NOI
$57.3K $11.23/SF
Area
Polk County, FL
Vacancy
7.80%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$1,145,460
Cap Rate 7%
$818,186
Cap Rate 9%
$636,367
Alternative Uses
Best Use
Retail
$818.2K
$715.9K – $954.6K
NOI $57,273 @ 7.0% cap · market cap 7.34%
Second Best
Flex RnD
$392.1K
$343.1K – $457.5K
NOI $27,448 @ 7.0% cap · market cap 3.52%
Theoretical Best
Office A
$1.23M
$1.07M – $1.43M
NOI $85,790 @ 7.0% cap · market cap 11.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
875
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33844, FL
43,329
Population
22,018
Households
2
Avg Household Size
40
Median Age
17%
College-Educated
84%
High-School Grad
97.2 sq mi
ZIP Area
446
Density / Sq Mi
$60,426
Median Household Income
$36,281
Median Earnings
$1,158
Median Rent
$212,700
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?
Flex space - Central Business District property with a broad interior configuration and downtown positioning in Haines City.
Where is this flex space located?
The property is located at 801 INGRAHAM Haines City, FL.
What is the asking price?
The asking price for this property is $780,000.
What are key features of this property?
This property features: 5,100 SF of open flex space; Central Business District zoning; Current interior design and upholstery shop use
