Sanford Freestanding Office
For Sale
$399,900
806 E 25TH St, Sanford, FL 32771
Freestanding, furnished office building suitable for learning center or medical services.
Property Size2,037 SF
Price / SF$196.32
Days on Market111
Property Features for 806 E 25TH St
General Information
Standard status
Active
Size
2,037 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$4,888
Building Details
Building Size
2,037 SF
Year Built
1952
Listing Agency:
Diversified Realty Holdings
(407) 772-2274
Listed By:
James Broadus · License #3064032
(407) 772-2274
Source:
Elliman
Added: Apr 24
Changed: Aug 9
Last Checked: Aug 12 at 5:48AM
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 Diversified Realty Holdings
Investment Insights
Based on property information with market context.
This 2037 square foot freestanding concrete block building with a shingle roof, replaced in 2024, offers an excellent office opportunity in a prime location. The property includes seven designated parking spaces in the front. Currently, the building is configured with six offices, a large open work area, a reception area, a file/storage room, three bathrooms, a kitchen, and an open space. Previously used as a tutoring center, the layout is ideal for a learning center or pre-school. It is also well-suited for professional or medical services. The property is located five minutes from Sanford Airport and is close to Highway 417 and within 10 minutes of Interstate 4. The location has a walk score of 61, indicating it is somewhat walkable, and a bike score of 49, indicating it is somewhat bikeable. The transit score is 23, indicating minimal transit.
Key Highlights
- Prime location suitable for various professional services, learning center, or medical services.
- Fully furnished 2037 SF freestanding concrete block building.
- New shingle roof installed in 2024.
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
$30,433
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
7.61%
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%
$608,660
$608.7K
Cap Rate 7%
$434,757
$434.8K
Cap Rate 9%
$338,144
$338.1K
Market Conditions
NOI Build-Up for 2,037 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
$48.9K $24.00/SF
− Vacancy
−$8.3K −$4.08/SF
EGI
$40.6K $19.92/SF
− OpEx
−$10.1K −$4.98/SF
NOI
$30.4K $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%
$608,660
Cap Rate 7%
$434,757
Cap Rate 9%
$338,144
Alternative Uses
Best Use
Office B
$434.8K
$380.4K – $507.2K
NOI $30,433 @ 7.0% cap · market cap 7.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$579.7K
$507.2K – $676.3K
NOI $40,577 @ 7.0% cap · market cap 10.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
574
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Freestanding, furnished office building suitable for learning center or medical services.
Where is this office units located?
The property is located at 806 E 25TH St Sanford, FL.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Prime location suitable for various professional services, learning center, or medical services.; Fully furnished 2037 SF freestanding concrete block building.; New shingle roof installed in 2024.
