Multi-Suite Office
For Sale
$3,880,000
131 S COUNTRY CLUB Road, Lake Mary, FL 32746
Commercial Sale, LAKE MARY, FL
Property Size10,592 SF
Lot Size1.10 Acres
Price / SF$366.31
Days on Market235
Property Features for 131 S COUNTRY CLUB Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
PO
Subdivision
SMART OFFICE LAKE MARY
View
Lake
Directions
From I-4 at Lake Mary Blvd, head East on Lake Mary Blvd, turn right onto S Country Club Rd, property will be on your left.
Standard status
Active
APN
16-20-30-532-0000-0010
Size
10,592 SF
Lot size
1.10 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LOT 1 SMART OFFICE LAKE MARY PB 86 PGS 83-84
Tax Annual Amount
54517
Legal Description
LOT 1 SMART OFFICE LAKE MARY PB 86 PGS 83-84
Utilities
Cooling system
Central Air
Amenities
secure access control system
EV charging stations
crown signage
kitchenettes
interior stairwells
Building Details
Year built
2021
Floors in Building
2
Building materials
Block
Listing Agency:
STIRLING INTERNATIONAL REAL ES
(407) 250-1000
Listed By:
Roger Soderstrom, Jr · License #3253644
(407) 617-2830
Added: Jan 5
Changed: Aug 24
Last Checked: Aug 28 at 9:06PM
MLS# O6371136
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2021, this 10,592-square-foot office building occupies a 1.1-acre site and is constructed with block materials. The layout includes six separately metered office suites, six kitchenettes with quartz countertops and stainless steel appliances, multiple interior stairwells, an elevator, and controlled-access entry. Central air serves the building, while on-site parking, EV charging stations, and crown signage on two sides add functional property features. Second-floor offices have views of Lake Mary.
The property is located at 131 S Country Club Road in Lake Mary, near Downtown Lake Mary and the SunRail Station. It carries PO zoning and is leased under an NNN structure to a longstanding tenant. The offering also reflects a 7 cap rate.
The property is located at 131 S Country Club Road in Lake Mary, near Downtown Lake Mary and the SunRail Station. It carries PO zoning and is leased under an NNN structure to a longstanding tenant. The offering also reflects a 7 cap rate.
Key Highlights
- 10,592‑square‑foot office building on a 1.1‑acre site
- Six separately metered office suites with six kitchenettes
- Built in 2021 with block construction and central air
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$158,244
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.08%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,164,880
$3.2M
Cap Rate 7%
$2,260,629
$2.3M
Cap Rate 9%
$1,758,267
$1.8M
Market Conditions
NOI Build-Up for 10,592 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$254.2K $24.00/SF
− Vacancy
−$43.2K −$4.08/SF
EGI
$211.0K $19.92/SF
− OpEx
−$52.7K −$4.98/SF
NOI
$158.2K $14.94/SF
Area
Seminole County, FL
Vacancy
17.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,164,880
Cap Rate 7%
$2,260,629
Cap Rate 9%
$1,758,267
Alternative Uses
Best Use
Office B
$2.26M
$1.98M – $2.64M
NOI $158,244 @ 7.0% cap · market cap 4.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.01M
$2.64M – $3.52M
NOI $210,993 @ 7.0% cap · market cap 5.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Office units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
795
Businesses Nearby
Explore this area
Business Placement
Demographics for 32746, FL
45,828
Population
20,204
Households
2.3
Avg Household Size
42
Median Age
53%
College-Educated
97%
High-School Grad
21.1 sq mi
ZIP Area
2,172
Density / Sq Mi
$111,534
Median Household Income
$55,860
Median Earnings
$1,912
Median Rent
$420,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Office investment with NNN lease structure, dedicated suite utilities, elevator access, and secure entry controls.
Where is this office building located?
The property is located at 131 S COUNTRY CLUB Road Lake Mary, FL.
What is the asking price?
The asking price for this property is $3,880,000.
What are key features of this property?
This property features: 10,592‑square‑foot office building on a 1.1‑acre site; Six separately metered office suites with six kitchenettes; Built in 2021 with block construction and central air
