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    Property profile & analytics

    108 Lake Francis Rd Lake Placid, FL 33852

    • Specialty properties
    • 5.00 lot acres
    For Sale
    View listing
    $149,500
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Specialty properties

    Property Details for 108 Lake Francis Rd

    Lot size
    5.00 lot acres
    Property type
    Specialty properties
    Property subtype
    Land

    Description

    This exceptional 5-acre commercial parcel is located at 108 Lake Francis Road, Lake Placid, Florida, 33852. Zoned for agricultural use, this property offers a unique blend of rural tranquility and convenient access to urban amenities. Situated just a short distance from downtown Lake Placid and a half-mile from the picturesque Lake Francis, it provides a serene setting while remaining close to essential services. City utilities are readily available at the property line, simplifying development and ensuring modern conveniences. The location offers easy access to major roadways, with US 27 and SR 66 providing convenient connections. For those seeking recreational opportunities, the renowned Sebring International Raceway is less than 10 minutes away, and the vibrant city of Sebring is approximately 15 miles distant. Priced at $149,500, this property presents a compelling investment opportunity for those seeking a versatile commercial land holding in a desirable Florida location. The property's size and zoning make it suitable for a variety of commercial ventures, offering significant potential for future growth and development. This is a rare chance to acquire a substantial parcel of land in a thriving community, combining the best of rural living with the convenience of nearby urban centers.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Lake Placid
    County
    Highlands
    State
    Florida
    Longitude
    -81.3959
    Latitude
    27.3543

    Comparable in this City

    • Value Estimation by Request
      5.00 Acres

      108 Lake Francis Rd

      Land • 5.00 Acres
      108 Lake Francis Rd, Lake Placid, FL 33852
      View Details
    • Value Estimation
      $365,000
      7,828 SF

      2137 Us 27th S

      PROFESSIONAL CLUBS/ASSOCIATIONS • 7,828 SF
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    • Value Estimation by Request
      1,500 SF

      Lake

      PROFESSIONAL CLUBS/ASSOCIATIONS • 1,500 SF
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    • Value Estimation
      $340,000
      1,368 SF

      13639 Josephine Ave

      PROFESSIONAL CLUBS/ASSOCIATIONS • 1,368 SF
      13639 Josephine Ave, Lake Placid, FL 33852-5523
      View Details
    • Value Estimation
      $225,000
      3,160 SF

      102 Washington Blvd

      PROFESSIONAL CLUBS/ASSOCIATIONS • 3,160 SF
      102 Washington Blvd, Lake Placid, FL 33852-9069
      View Details
    • Value Estimation
      $295,000
      1,232 SF

      118 Vision St

      PROFESSIONAL CLUBS/ASSOCIATIONS • 1,232 SF
      118 Vision St, Lake Placid, FL 33852
      View Details

    Similar Nearby for Sale

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    108 Lake Francis Rd
    Lake Placid, FL 33852
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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