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Property profile & analytics
FOR LEASE
Office buildings
312 W 1St St Sanford, FL 32771
Entity Owned
12-yr Hold
Free & Clear
Property ID
US18-2353591
For Lease
1 / 20
$39 SF/Yr
312 W 1St St, Sanford, FL 32771
View Listing →
Property summary
AI-generated overview
This exceptional Class A office space, located at 312 W 1st St in Sanford, Florida's vibrant Downtown submarket, offers 1,697 square feet of meticulously maintained executive office suites on the 5th floor of a six-story building. Built in 1974 and extensively renovated in 2016, the property boasts a total of 51,634 square feet within a single building situated on a 2.05-acre lot. The suite features a welcoming reception area and a convenient conference room, providing breathtaking views of the Sanford cityscape. Amenities include a shared kitchen and break room, ensuring employee comfort and convenience. Secure elevator access guarantees both privacy and easy accessibility for clients and staff. The space is zoned SC3 and features all utilities included in the price (water and electricity). The property's APN is 25-19-30-5AG-0206-0010. This is a multiple tenancy building. This turnkey solution is ideal for businesses seeking a prestigious and functional workspace in the heart of Downtown Sanford.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1974
Construction
CONCRETE
Total area
58,842 SF
Lot
2.05 ac (89,298 SF)
APN
25-19-30-5AG-0206-0010
UPID
US18-2353591
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
-
Village Tax Services LLC Tax Preparation
-
Numonohi Christian Academy High School
-
Ethnos360 Charitable Organization Social Service Agency
-
Counseling Concepts Inc Counselor Mental Health Service
-
Danglade Joyce Family Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.23M
Blend (final)
Blend
$6.23M
Owner & transaction history
Land Leasese LLC · 12 yrs held
Land Leasese LLC
since 2014
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$9,555,000
Current use
WAREHOUSE, STORAGE
$9,350,000
Change: -2% · Conversion: Difficult
RETAIL STORES
$8,150,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$6.23M
Range $5.61M – $6.85M · ±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
$106 / 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
Tax billed
$8,003
Tax year 2023
Assessed value
$3,307,421
Assessed 2023
Previous assessed
$2,891,698
+14.4% YoY
Effective rate
0.24%
On assessed value
Land market value
$1,619,774
Improvement market value
$1,687,647
Total market value
$3,307,421
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 Lease
Year built
1974
Construction
CONCRETE
Heating
NONE
Stories
6
Bathrooms
20
Total area
58,842 SF
Lot
2.05 ac (89,298 SF)
APN
25-19-30-5AG-0206-0010
UPID
US18-2353591
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
$9.6M
WAREHOUSE, STORAGE
Est. value
$9.4M
RETAIL STORES
Est. value
$8.2M
OFFICE BUILDING Current
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
1974
Construction
CONCRETE
Heating
NONE
Stories
6
Bathrooms
20
Lot
2.05 ac
Current owner
From public records · entity-resolved
Land Leasese LLC
Entity
Free & Clear · 12 yrs held
Mailing address
312 W 1ST ST501-508, SANFORD, FL 32771-1206
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 2, 2014
—
Land Leasese LLC
New Tribes Mission INC
Grant Deed
related
—
Mar 10, 2014
—
Land Leases LLC
Global Assist Campus INC
Grant Deed
related
—
Dec 30, 2013
$800,000
Global Assist Campus INC
Mcdaniel Mack T Trust
Grant Deed
—
Jun 29, 2011
$800,000
Mcdaniel Mack T Trust
Federal Trust Bk
Grant Deed
—
Feb 2, 2007
$2,362,300
Federal Trust Bank
First Tower Sanford Ptrs Of Talla
Warranty Deed
—
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.
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