Freestanding Office Building with
For Sale
$1,350,000
221 W STATE ROAD 434, Longwood, FL 32750
SINGLE_FAMILY - LONGWOOD, FL
Property Size4,549 SF
Lot Size0.63 Acres
Price / SF$296.77
Days on Market69
Property Features for 221 W STATE ROAD 434
General Information
Property type
Residential
Property subtype
Office
Zoning
NMU
Window features
Blinds
Appliances
Dishwasher, Microwave, Refrigerator
Subdivision
RANDS ADD TO LONGWOOD
Lot features
Paved
Directions
From I-4- take 434 down and then turn Left onto S. Milwee St. Then make 1st Right onto W Pine Ave. Then Right into the back entrance of the building & drive through to front of building. - From 17-92 - take 434 down and turn right into 221 W SR 434.
Standard status
Active
APN
31-20-30-502-0000-0020
Size
4,549 SF
Lot size
0.63 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ALL LOTS 2 3 18 & 19 & ELY 10 FT OF LOTS 4 & 17 (LESS RD) RANDS ADD TO LONGWOOD PB 1 PG 16
Tax Annual Amount
12321
Legal Description
ALL LOTS 2 3 18 & 19 & ELY 10 FT OF LOTS 4 & 17 (LESS RD) RANDS ADD TO LONGWOOD PB 1 PG 16
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
signage
drive-thru access
Building Details
Year built
1977
Floors in Building
1
Flooring type
Tile - Ceramic, Carpet
Building materials
Block
Roof type
Shingle
Listing Agency:
DIVERSIFIED REALTY HOLDINGS
(407) 772-2274
Listed By:
James Broadus · License #3064032
(407) 772-2274
Added: Jun 5
Changed: Aug 2
Last Checked: Aug 12 at 10:06AM
MLS# O6413553
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 freestanding office building offers a functional mix of private offices, large open work areas, and shared support space including bathrooms, a kitchen, and open flex area. The building is constructed with block materials and includes central heating and central air. Interior finishes include tile and carpet, and in-unit appliances include a dishwasher, microwave, and refrigerator.
Set on a 0.63+/- acre site with 110' frontage and 254' depth, the property provides 14 on-site parking spaces, including 1 ADA-accessible space. Multiple access points are available from SR 434, and the building is positioned for high visibility along a 4-lane highway with reported 42,000 VPD. Zoning is NMU. Utilities include phone service, with public water and public sewer available. Built in 1977, the property also includes phone availability and a shingle roof.
With its on-site parking, flexible interior layout, and signage for brand visibility, the space can support office-focused tenant needs in the Gateway Commercial District area of Longwood.
Set on a 0.63+/- acre site with 110' frontage and 254' depth, the property provides 14 on-site parking spaces, including 1 ADA-accessible space. Multiple access points are available from SR 434, and the building is positioned for high visibility along a 4-lane highway with reported 42,000 VPD. Zoning is NMU. Utilities include phone service, with public water and public sewer available. Built in 1977, the property also includes phone availability and a shingle roof.
With its on-site parking, flexible interior layout, and signage for brand visibility, the space can support office-focused tenant needs in the Gateway Commercial District area of Longwood.
Key Highlights
- 4,549 SF freestanding office building built in 1977 with central heating and central air
- Block construction with a shingle roof
- 0.63+/- acre site with 110' frontage and 254' depth
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
$67,962
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
5.03%
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%
$1,359,240
$1.4M
Cap Rate 7%
$970,886
$970.9K
Cap Rate 9%
$755,133
$755.1K
Market Conditions
NOI Build-Up for 4,549 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
$109.2K $24.00/SF
− Vacancy
−$18.6K −$4.08/SF
EGI
$90.6K $19.92/SF
− OpEx
−$22.7K −$4.98/SF
NOI
$68.0K $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%
$1,359,240
Cap Rate 7%
$970,886
Cap Rate 9%
$755,133
Alternative Uses
Best Use
Office B
$970.9K
$849.5K – $1.13M
NOI $67,962 @ 7.0% cap · market cap 5.03%
Second Best
Healthcare Medical
$926.4K
$810.6K – $1.08M
NOI $64,851 @ 7.0% cap · market cap 4.80%
Theoretical Best
Office A
$1.29M
$1.13M – $1.51M
NOI $90,616 @ 7.0% cap · market cap 6.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
423
Businesses Nearby
Explore this area
Business Placement
Demographics for 32750, FL
25,261
Population
10,541
Households
2.4
Avg Household Size
43
Median Age
37%
College-Educated
93%
High-School Grad
11.4 sq mi
ZIP Area
2,216
Density / Sq Mi
$85,227
Median Household Income
$48,311
Median Earnings
$1,633
Median Rent
$350,600
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 - Freestanding office building with prominent signage and central HVAC, offering multiple private offices and flexible open work areas.
Where is this office building located?
The property is located at 221 W STATE ROAD 434 Longwood, FL.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 4,549 SF freestanding office building built in 1977 with central heating and central air; Block construction with a shingle roof; 0.63+/- acre site with 110' frontage and 254' depth
