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    Property profile & analytics

    2821 W 25Th St Sanford, FL 32771

    • Retail space
    • 14,362 SF
    • 1.75 lot acres
    For Lease
    View listing
    $25 SF/Yr
    Last Sale
    Sep 20, 2024
    $5,840,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US18-9337224
    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

    • Catherine Snyder / Pharmacy

    Property Details for 2821 W 25Th St

    Year built
    2008
    Construction
    CONCRETE BLOCKS
    Lot size
    1.75 lot acres
    Property size
    14,362 SF
    Property type
    Retail space
    APN
    03-20-30-526-0000-0020
    APU
    3203052600000020

    Description

    This exceptional freestanding retail building, located at 2821 W 25th St in Sanford, Florida, presents a unique investment opportunity. The property boasts a substantial 14,550 square feet of vacant space, situated on a generous 1.75-acre lot. Its zoning designation is C-1, permitted uses (Seminole County), offering flexibility for a variety of retail businesses. The building's single-tenant occupancy allows for complete control and customization. The property's address is 2821 W 25th St, Sanford, FL 32771, and its location within Seminole County provides easy access to major transportation routes and a thriving community. Sanford's vibrant downtown area, known as the "Historic Waterfront Gateway City," is a significant draw for tourists and residents alike, offering a blend of historical charm and modern amenities. The city's proximity to Lake Monroe and the St. Johns River, along with institutions such as Seminole State College of Florida and the Central Florida Zoo and Botanical Gardens, contributes to a strong local economy and high foot traffic. This property's size, location, and zoning make it an ideal candidate for a wide range of retail ventures. The APN is 20-30-03-526-0000-0020. This is a rare opportunity to acquire a significant retail presence in a rapidly growing area.

    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
    -81.3051
    Latitude
    28.7857
    CBSA code
    36740
    CBSA name
    ORLANDO-KISSIMMEE, FL METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $29,030
    $0.00
    $0.00
    $2,166,532
    -
    $1,189,188
    $977,344
    $2,166,532

    Comparable in this City

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      211 1st St

      RETAIL STORES (PERSONAL SERVICES) • 15,340 SF
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      1218 French Ave

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      3,264 SF

      1220 Historic Goldsboro Blvd

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      4,872 SF

      501 Celery Ave

      RETAIL STORES (PERSONAL SERVICES) • 4,872 SF
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      381 SF

      2311 Sipes Ave

      RETAIL STORES (PERSONAL SERVICES) • 381 SF
      2311 Sipes Ave, Sanford, FL 32771-9173
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    • $199,000
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      Sanford Storefront - Prime Location

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    Similar Nearby for Lease

    • $95,376

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      Retail space in a well-located open-air shopping center.
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      Retail space with excellent frontage and ample parking.
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      1,798 SF retail space with dedicated parking.
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    • $26 SF/Yr
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      Retail space with ample parking in high-income area.
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      2,000 SF

      Retail Space Near Seminole Mall

      Retail space available at Seminole Town Center entrance.
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      View Details
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    2821 W 25Th St
    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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