Professional Office
For Sale
$139,500
910 BELLE Avenue, Winter Springs, FL 32708
Commercial Sale, WINTER SPRINGS, FL
Property Size687 SF
Lot Size0.01 Acres
Price / SF$203.06
Days on Market70
Property Features for 910 BELLE Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
C-3
Subdivision
CASSELBERRY COMMERCE VILLAGE A CONDO
Directions
Rangeline Rd 1.1 mi, Turn left onto W State Rd 434 (Pass by McDonald's on the right) 2.8 mi Turn right onto Belle Ave
Standard status
Active
APN
04-21-30-528-0200-1140
Size
687 SF
Lot size
0.01 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BLDG 2 UNIT 1140 CASSELBERRY COMMERCE VILLAGE A CONDOMINIUM ORB 6753 PG 127
Tax Annual Amount
1749
Legal Description
BLDG 2 UNIT 1140 CASSELBERRY COMMERCE VILLAGE A CONDOMINIUM ORB 6753 PG 127
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Amenities
break room
kitchen facilities
common restrooms
professionally maintained common areas
Building Details
Year built
2007
Building materials
Block, Metal Frame, Stone, Stucco
Listing Agency:
SLOANE REALTY, LLC
(407) 829-2418
Listed By:
Matt White · License #3106449
(407) 758-3166
Added: Jun 20
Changed: Aug 24
Last Checked: Aug 28 at 9:06PM
MLS# O6418675
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.
Suite 1140 is a 687-square-foot office condominium with a practical professional layout. The interior includes a reception area, two private offices, and a conference room, along with shared access to a break room, kitchen facilities, common restrooms, and maintained common areas. Central air conditioning serves the suite, and the building was constructed in 2007 with block, metal frame, stone, and stucco construction.
The property is located at 910 Belle Avenue in Winter Springs, with access to SR 434, US 17-92, I-4, and SR 417. On-site parking is available, and public water and public sewer serve the property. The suite is within the C-3 zoning designation and provides a compact office configuration for a range of professional service uses.
The property is located at 910 Belle Avenue in Winter Springs, with access to SR 434, US 17-92, I-4, and SR 417. On-site parking is available, and public water and public sewer serve the property. The suite is within the C-3 zoning designation and provides a compact office configuration for a range of professional service uses.
Key Highlights
- 687‑square‑foot office condominium with a reception area, two private offices, and a conference room
- Shared break room, kitchen facilities, common restrooms, and maintained common areas
- Located at 910 Belle Avenue, Winter Springs, FL 32708
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
$10,264
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
7.36%
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%
$205,280
$205.3K
Cap Rate 7%
$146,629
$146.6K
Cap Rate 9%
$114,044
$114.0K
Market Conditions
NOI Build-Up for 687 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
$16.5K $24.00/SF
− Vacancy
−$2.8K −$4.08/SF
EGI
$13.7K $19.92/SF
− OpEx
−$3.4K −$4.98/SF
NOI
$10.3K $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%
$205,280
Cap Rate 7%
$146,629
Cap Rate 9%
$114,044
Alternative Uses
Best Use
Office B
$146.6K
$128.3K – $171.1K
NOI $10,264 @ 7.0% cap · market cap 7.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$195.5K
$171.1K – $228.1K
NOI $13,685 @ 7.0% cap · market cap 9.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
649
Businesses Nearby
Explore this area
Business Placement
Demographics for 32708, FL
47,045
Population
20,348
Households
2.3
Avg Household Size
41
Median Age
47%
College-Educated
96%
High-School Grad
18.5 sq mi
ZIP Area
2,543
Density / Sq Mi
$87,889
Median Household Income
$50,361
Median Earnings
$1,782
Median Rent
$352,600
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 units - Efficient suite layout includes reception, private offices, and a conference room for professional business operations.
Where is this office units located?
The property is located at 910 BELLE Avenue Winter Springs, FL.
What is the asking price?
The asking price for this property is $139,500.
What are key features of this property?
This property features: 687‑square‑foot office condominium with a reception area, two private offices, and a conference room; Shared break room, kitchen facilities, common restrooms, and maintained common areas; Located at 910 Belle Avenue, Winter Springs, FL 32708
