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Property profile & analytics
FOR SALE
Grocery and convenience stores
490 W Lake Mary Blvd Sanford, FL 32773
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-5132422
For Sale
1 / 14
$2,400,000
490 W Lake Mary Blvd, Sanford, FL 32773
View Listing →
Property summary
AI-generated overview
This exceptional retail opportunity presents a fully operational Exxon-branded gas station and convenience store situated on a high-traffic corner lot at 490 W Lake Mary Blvd in Sanford, Florida, 32773. The property boasts a 968 square foot building on one acre of land, including 21 parking spaces. The single-tenant building is classified as Class B and underwent renovations in 2022, featuring a new roof, coolers, and pumps. Utilities are serviced by Duke Energy/FPL. The property's zoning is "Existing Use," and its convenient location is further enhanced by its proximity to Hidden Lake Drive. The gas station benefits from a remaining eight-year fuel contract, ensuring a stable income stream. This prime location is within a high-density residential area, poised for further growth with planned multi-family developments in the near future. The property is available for lease at $6,500 per month. The business is also available for purchase for $280,000.
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1985
Construction
CONCRETE BLOCKS
Total area
968 SF
Lot
0.9 ac (39,293 SF)
APN
11-20-30-504-0A02-0000
UPID
US18-5132422
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
-
Exxon Gas Station
-
Mobil Gas Station
-
La Takeria Tacos Restaurant
-
On The Go Gas Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$670k
Owner & transaction history
Afem Holdings LLC · 4 yrs held
Afem Holdings LLC
since 2022
Last sale
$715,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$445,000
+107.9%
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
$585,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$445,000
Change: +108% · Conversion: Difficult
Blend value · Realmo final
$670k
Range $603k – $737k · ±10% · vs last sale $715k (Jan 27 2022)
Last sale anchor
$715k
Jan 27 2022
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
$692 / 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
$10,672
Tax year 2023
Assessed value
$600,995
Assessed 2023
Previous assessed
$569,348
+5.6% YoY
Effective rate
1.78%
On assessed value
Land market value
$490,377
Improvement market value
$110,618
Total market value
$600,995
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
For Sale
Year built
1985
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Bathrooms
2
Total area
968 SF
Lot
0.9 ac (39,293 SF)
APN
11-20-30-504-0A02-0000
UPID
US18-5132422
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
AUTO REPAIR, GARAGE
Est. value
$445,000
AUTO REPAIR, GARAGE
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
1985
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Bathrooms
2
Lot
0.9 ac
Current owner
From public records · entity-resolved
Afem Holdings LLC
Entity
Mailing address
6999 W COLONIAL DR, ORLANDO, FL 32818-7808
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 8, 2025
—
Afem Holdings LLC
—
Deed
related
$125,000 · Fairwinds Cu
Jan 27, 2022
$715,000
Afem Holdings LLC
John Bradley Boxley
Warranty Deed
$429,000 · Fairwinds Cu
Nov 3, 2020
—
Boxley Trust
Boxley Trust
Quit Claim Deed
related
—
Mar 10, 2020
—
Boxley Ents INC
—
Deed
related
$325,000 · Valkyr Range LLC
Apr 30, 2018
—
Boxley Trust
Boxley Trust
Quit Claim Deed
related
—
May 5, 2014
—
Boxley Trust
Boxley Ents INC
Quit Claim Deed
related
—
Nov 16, 2004
$625,000
Boxley Ents INC
Motiva Ents LLC
Grant Deed
$468,750 · Citizens Bank Oviedo
—
—
Boxley Ents INC
—
Deed Of Trust
related
$10,000,000 · Valkyr Range LLC
—
—
Boxley Ents INC
—
Loan Modification
related
$325,000 · Valkyr Range LLC
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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