Office Unit with Central
For Sale
$420,000
1355 S INTERNATIONAL Parkway, Lake Mary, FL 32746
Commercial Sale, LAKE MARY, FL
Property Size1,293 SF
Lot Size0.02 Acres
Price / SF$324.83
Days on Market252
Property Features for 1355 S INTERNATIONAL Parkway
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
PUD
Lot features
Central Business District, City Limits, Sidewalk, Paved
Directions
Conveniently situated near I-4 and Lake Mary Blvd, this location offers excellent accessibility and visibility. Ideal for financial advisors, attorneys, medical professionals, or similar practices seeking a professional setting
Subdivision
32746 - Lake Mary / Heathrow
Standard status
Active
APN
13-20-29-513-0100-00E2
Size
1,293 SF
Lot size
0.02 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
UNITS E2 THRU I2 PHASE 1 LAKE MARY PROFESSIONAL CAMPUS A CONDOMINIUM ORB 5599 PG 880
Tax Annual Amount
3721
Legal Description
UNITS E2 THRU I2 PHASE 1 LAKE MARY PROFESSIONAL CAMPUS A CONDOMINIUM ORB 5599 PG 880
Utilities
Utilities
Phone Available
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2005
Building materials
Concrete, Stucco
Roof type
Tile
Listing Agency:
DOVER INTERNATIONAL CO., INC.
(407) 333-0711
Listed By:
Armelio Fernandez Aponte, Sr · License #3379986
(407) 720-1664
Added: Jan 23
Changed: Aug 24
Last Checked: Oct 2 at 6:06AM
MLS# O6376384
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.
This 1,293-square-foot office unit is located at 1355 S International Parkway in Lake Mary, Florida. The suite is served by central heating and central air conditioning, with concrete and stucco construction completed in 2005. A tile roof and phone availability are also noted.
Access is provided through an elevator and stairwell, while parking is available on the property for staff and clients. The parcel encompasses 0.02 acres and carries PUD zoning, offering a defined office setting within Seminole County.
Access is provided through an elevator and stairwell, while parking is available on the property for staff and clients. The parcel encompasses 0.02 acres and carries PUD zoning, offering a defined office setting within Seminole County.
Key Highlights
- 1,293 SF office unit on a 0.02‑acre parcel
- Elevator and stairwell access to the suite
- Central heating and central air conditioning
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
$19,317
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
4.60%
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%
$386,340
$386.3K
Cap Rate 7%
$275,957
$276.0K
Cap Rate 9%
$214,633
$214.6K
Market Conditions
NOI Build-Up for 1,293 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
$31.0K $24.00/SF
− Vacancy
−$5.3K −$4.08/SF
EGI
$25.8K $19.92/SF
− OpEx
−$6.4K −$4.98/SF
NOI
$19.3K $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%
$386,340
Cap Rate 7%
$275,957
Cap Rate 9%
$214,633
Alternative Uses
Best Use
Office B
$276.0K
$241.5K – $322.0K
NOI $19,317 @ 7.0% cap · market cap 4.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$368.0K
$322.0K – $429.3K
NOI $25,757 @ 7.0% cap · market cap 6.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,536
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office units - Commercial office space with elevator and stair access, on-site parking, and a PUD zoning designation.
Where is this office units located?
The property is located at 1355 S INTERNATIONAL Parkway Lake Mary, FL.
What is the asking price?
The asking price for this property is $420,000.
What are key features of this property?
This property features: 1,293 SF office unit on a 0.02‑acre parcel; Elevator and stairwell access to the suite; Central heating and central air conditioning
