Office Suite with Elevator
For Sale
$420,000
1355 S INTERNATIONAL Parkway, Lake Mary, FL 32746
SINGLE_FAMILY - LAKE MARY, FL
Property Size1,293 SF
Lot Size0.02 Acres
Price / SF$324.83
Days on Market206
Property Features for 1355 S INTERNATIONAL Parkway
General Information
Property type
Residential
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: Jul 20
Last Checked: Aug 17 at 2:06AM
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.
Located at 1355 S International Parkway in Lake Mary, this office suite is set up for easy access, with both a nearby elevator and stairwell serving the space. Ample parking is available for staff and clients, supporting convenient day-to-day operations.
The property is listed for sale and is zoned PUD. The suite measures 1,293 square feet, providing a compact, self-contained option within the overall commercial setting.
For availability details and to review the space directly, schedule a private showing.
The property is listed for sale and is zoned PUD. The suite measures 1,293 square feet, providing a compact, self-contained option within the overall commercial setting.
For availability details and to review the space directly, schedule a private showing.
Key Highlights
- Built in 2005
- Concrete and stucco construction
- Central heating with 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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,300
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - For sale office suite with elevator and stairwell access and ample parking for staff and clients.
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: Built in 2005; Concrete and stucco construction; Central heating with central air conditioning
