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Property profile & analytics
FOR SALE
Office buildings
121 E 1St St, Sanford, FL 32771
Individually Owned
12-yr Hold
Free & Clear
Property ID
US18-2263030
For Sale
1 / 47
$1,500,000
121 E 1St St, Sanford, FL 32771
View Listing →
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Brightway Insurance Insurance Agency
-
Deviant Wolfe Brewing Production Facility Brewery & Distillery
-
The Florida Council on Compulsive Gambling: 24/7, Confidential, & Multilingual 888-ADMIT-IT Problem Gambling HelpLine 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
$1.09M
Owner & transaction history
Florida Council On Compulsive · 12 yrs held
Florida Council On Compulsive
since 2014
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.8M
+36.8%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Sanford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanford submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,295,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,775,000
Change: +37% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,270,000
Change: -2% · Conversion: Difficult
RETAIL STORES
$1,105,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$1.09M
Range $977k – $1.19M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$136 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
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
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
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
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · 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
Current owner
From public records · entity-resolved
Florida Council On Compulsive
Individual
Free & Clear · 12 yrs held
Mailing address
121 E 1ST ST, SANFORD, FL 32771-1301
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 9, 2014
$610,000
Florida Council On Compulsive
Toney,kenneth R & Michele C
Warranty Deed
—
Jul 21, 2004
$680,000
Kenneth R Toney
121 East First LLC
Grant Deed
$378,000 · Liberty National Bank
May 30, 2003
—
121 E First Street LLC
New Era Partners INC
Quit Claim Deed
related
—
May 13, 1999
$245,000
Miracom Corp
Stairs,karl O & Helen L
Grant Deed
—
—
—
Richard A Colegrove
—
Deed Of Trust
related
$100,000 · National Bank Commerce Tr & Sa
—
—
Parts Com INC
—
Deed Of Trust
related
$663,767 · James M
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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