Individually Owned 
For Sale
1 / 47
$1,500,000
121 E 1St St,Unit 101, Sanford, FL 32771
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Property summary
AI-generated overview
This remodeled historic commercial building is located in Downtown Sanford’s First Street business district. The property totals approximately 7,987 square feet on a 0.1-acre lot and includes two levels. The first floor has an open-concept layout suitable for mixed-use configurations such as retail, restaurant, office, or event space, and it features original exposed brick walls, open-air ceilings, three bathrooms, and a kitchenette. The second floor is configured as a professional workspace with eight private offices, a break room, and a restroom; front-facing windows are soundproofed. Renovation-related features include fresh interior paint, new LVP flooring on the first floor, new carpet on the second floor, and an HVAC (A/C) system installed in 2023.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1920
Construction
CONCRETE
Total area
7,987 SF
Lot
0.1 ac (4,164 SF)
APN
25-19-30-5AG-0303-0010
UPID
US18-2263030
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Insurance Agency
-
Production Facility Brewery & Distillery
-
Charitable Organization Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$600k
Owner & transaction history
since 2014
6 recorded transactions
Zoning & alternative use
Top alternative use upside
Neighborhood: shopping center
$1.8M
+36.8%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 6 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$600k
Value range
$540k – $660k
±10% around blend
Estimated value / SF
$75 / SF
Confidence
High
6 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$540k
blend $600k
$660k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,987 SF
Lot area
0.1 ac
Year built
1920
Stories
1
APN
25-19-30-5AG-0303-0010
Assessed value
$818,826
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.27M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.4 mi away · 9,354 SF
6.8 mi away · 6,804 SF
8.0 mi away · 9,167 SF
8.3 mi away · 6,240 SF
9.4 mi away · 9,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$600k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 54 sales
$162
-54%
Submarket 58 sales
$162
-54%
County 416 sales
$192
-61%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $75/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+37%
vs current-use indication
Office Building · current use
Warehouse, Storage
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
7.03%
Selected cap rate for this office buildings
Derived from the Sanford market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.03%
9.0%
NOI (est.)
$105k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.50M
Move the market yield to see immediate price impact.
Value / SF
$188
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.53%7.03%7.53%
$95k
$1.45M
$1.35M
$1.26M
$105k
$1.61M
$1.50M
$1.40M
$116k
$1.78M
$1.65M
$1.54M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$1.70M
1.8 mi · Jan 2026 · $201/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$818,826
Assessed 2023
Previous assessed
$696,367
+17.6% YoY
Land market value
$249,840
Improvement market value
$568,986
Total market value
$818,826
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Sale
Year built
1920
Construction
CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Bathrooms
4
Total area
7,987 SF
Lot
0.1 ac (4,164 SF)
APN
25-19-30-5AG-0303-0010
UPID
US18-2263030
Jurisdiction
SEMINOLE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1920
Construction
CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
4
Lot
0.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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