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    Property profile & analytics

    117 French Ave Sanford, FL 32771

    • Commercial real estate
    • 1,550 SF
    • 0.50 lot acres
    For Sale
    View listing
    $1,000,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US18-9861233
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Verified Tax Services / Tax Preparation
    • Verified Transport / Transportation Service
    • Alliance Home Realty / Real Estate Agency

    Property Details for 117 French Ave

    Lot size
    0.50 lot acres
    Property size
    1,550 SF
    Property type
    Commercial real estate

    Description

    This exceptional two-parcel property in historic downtown Sanford, Florida, presents a unique investment or owner-user opportunity. The combined half-acre lot features a 1,550 square foot building, formerly a restaurant and bar, that underwent a complete renovation in 2018. The property boasts prime 17-92 frontage and a desirable corner lot location. The building offers ample indoor space, complemented by outdoor patio seating, perfect for a variety of food and beverage concepts. The property is zoned SC-3, allowing for flexibility in its future use. The asking price is $1,200,000, and owner financing is available, making this an attractive proposition for both investors and entrepreneurs seeking a turn-key operation or a blank canvas for their vision. Located at 117 N French Ave, Sanford, FL 32771, this property offers a blend of historic charm and modern functionality in a thriving downtown area. The property's location in Seminole County provides easy access to major transportation routes and a vibrant community. This is a rare opportunity to acquire a well-situated, renovated commercial property in a highly desirable location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Sanford
    County
    Seminole
    State
    Florida
    Longitude
    -81.2729201
    Latitude
    28.8109931

    Comparable in this City

    • $1,200,000

      Historic Sanford Restaurant and Bar

      Two-property portfolio with renovated historic building, ideal for restaurant/bar.
      117 S French Ave, Sanford, FL 32771
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    • $950,000
      6,032 SF

      Historic Sanford Mixed-Use Opportunity

      Mixed-use property in Sanford's Downtown Community Redevelopment Area.
      209 N Oak Ave, Sanford, FL 32771
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    • New
      $3,000,000
      7,987 SF

      Remodeled Historic Mixed-Use Building

      Remodeled historic commercial building in Downtown Sanford's vibrant First Street district.
      121 E 1St St, Sanford, FL 32771
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    • $4,250,000
      3.38 Acres

      The Barn: Sanford Nightclub

      Iconic Country Western Venue, For Sale
      1200 French Ave, Sanford, FL 32771
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    • $490,000
      1,285 SF

      Downtown Sanford Restaurant with Patio

      Turn-key restaurant in historic Sanford with outdoor seating.
      120 S Park Ave, Sanford, FL 32771
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    • Contact for pricing
      8,900 SF

      Music Venue in Historic Downtown

      Unique music venue/bar in Historic Downtown Sanford for sale.
      200 S Myrtle Ave, Sanford, FL 32771
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    Similar Nearby for Sale

    • $1,200,000

      Historic Sanford Restaurant and Bar

      Two-property portfolio with renovated historic building, ideal for restaurant/bar.
      117 S French Ave, Sanford, FL 32771
      View Details
    • $950,000
      6,032 SF

      Historic Sanford Mixed-Use Opportunity

      Mixed-use property in Sanford's Downtown Community Redevelopment Area.
      209 N Oak Ave, Sanford, FL 32771
      View Details
    • New
      $3,000,000
      7,987 SF

      Remodeled Historic Mixed-Use Building

      Remodeled historic commercial building in Downtown Sanford's vibrant First Street district.
      121 E 1St St, Sanford, FL 32771
      View Details
    • $4,250,000
      3.38 Acres

      The Barn: Sanford Nightclub

      Iconic Country Western Venue, For Sale
      1200 French Ave, Sanford, FL 32771
      View Details
    • $490,000
      1,285 SF

      Downtown Sanford Restaurant with Patio

      Turn-key restaurant in historic Sanford with outdoor seating.
      120 S Park Ave, Sanford, FL 32771
      View Details
    • Contact for pricing
      8,900 SF

      Music Venue in Historic Downtown

      Unique music venue/bar in Historic Downtown Sanford for sale.
      200 S Myrtle Ave, Sanford, FL 32771
      View Details

    Similar Nearby for Lease

    • $25 SF/Yr
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      Sanford Retail Opportunity

      Retail space available on a 1.75-acre lot.
      2821 W 25Th St, Sanford, FL 32771
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    • Contact for pricing
      8,587 SF

      Restaurant or Ground Lease Opportunity

      8,516 SF restaurant space near Seminole Town Center.
      4649 W State Road 46, Sanford, FL 32771
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    • $40 SF/Yr
      7,490 SF

      Savannah Park Medical Office Space

      Lake Mary medical office, 1,500-7,490 SF available
      4670 International Pkwy, Sanford, FL 32771
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    • $26 SF/Yr
      1,800 SF

      Retail Space Near High-Traffic Road

      Retail space with ample parking in high-income area.
      5600 W State Road 46, Sanford, FL 32771
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    • Contact for pricing
      2,000 SF

      Retail Space Near Seminole Mall

      Retail space available at Seminole Town Center entrance.
      110 Towne Center Blvd, Sanford, FL 32771
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    • $19 SF/Yr
      1,170 SF

      Retail Space Near Downtown Sanford

      Retail space with high visibility and easy highway access.
      2200 S French Ave, Sanford, FL 32771
      View Details
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    117 French Ave
    Sanford, FL 32771
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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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