Medical Office Building in The
For Sale
$5,300,000
110-910 Old Camp Rd, The Villages, FL 32162
Fee Simple Title medical office building in The Villages for sale.
Property Size11,798 SF
Price / SF$449.23
Days on Market268
Property Features for 110-910 Old Camp Rd
General Information
Standard status
Active
Size
11,798 SF
Taxes and HOA fees
Annual Taxes
$25,789
Listing Agency:
GRIZZARD COMMERCIAL REALESTATE
(352) 787-6966
Listed By:
Michael Pederson · License #3272610
(352) 787-6966
Source:
Exprealty
Added: Dec 2, 2025
Changed: Aug 20
Last Checked: Aug 26 at 1:19PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of GRIZZARD COMMERCIAL REALESTATE
Investment Insights
Based on property information with market context.
This is a rare opportunity to purchase a medical office building with Fee Simple Title in The Villages. Sumter Landing Professional Plaza is situated directly south of Lake Sumter Landing, the second Town Square developed by The Villages, offering a convenient location with golf cart access and ample parking. The building has a total area of 11,798 square feet of heated and cooled space, complemented by 1,105 square feet of covered porches. The owners currently occupy 8,838 square feet, which is 75% of the building, and will close their medical practices upon sale. The owner-occupied space includes a common lobby with two handicap restrooms, an X-ray room, and an MRI room. The chiropractic practice area features a reception desk, a private waiting area, six semi-private therapy rooms, four private exam rooms, and two doctors' offices sharing a bathroom. The orthopedic practice area includes a reception desk, a private waiting area, eleven exam rooms, an RN station, three bathrooms (one handicap accessible), a break room, and three small doctors' offices. The second-floor space, also occupied by the owners, spans 1,838 square feet and includes an open work area, a private office, a bathroom, a large storage area, and a 195-square-foot covered porch, accessible by stairs or an elevator. An additional unit of 2,960 square feet is leased to an urgent care practice under a five-year lease ending on October 31, 2029. The lease commenced on November 1, 2024, at $36 per square foot with 2% annual escalators, with the tenant covering 30% of the CAM expense to The Villages. This urgent care space features a private lobby, reception desk, three bathrooms (two handicap accessible), a procedure room, six private exam rooms, an RN station, a lab, a pharmacy, a break room, an X-ray room, and a doctor's office.
Key Highlights
- Fee Simple Title to a medical office building in The Villages, a rare ownership opportunity.
- Prime location in Sumter Landing Professional Plaza, adjacent to Lake Sumter Landing, with golf cart access and ample parking.
- Substantial building size of 11,798 SF (heated/cooled) plus 1,105 SF of covered porches.
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
$181,104
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
3.42%
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%
$3,622,080
$3.6M
Cap Rate 7%
$2,587,200
$2.6M
Cap Rate 9%
$2,012,267
$2.0M
Market Conditions
NOI Build-Up for 11,798 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
$294.5K $24.96/SF
− Vacancy
−$53.0K −$4.49/SF
EGI
$241.5K $20.47/SF
− OpEx
−$60.4K −$5.12/SF
NOI
$181.1K $15.35/SF
Area
Sumter County, FL
Vacancy
18.00%
Lease Rate
$24.96 /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%
$3,622,080
Cap Rate 7%
$2,587,200
Cap Rate 9%
$2,012,267
Alternative Uses
Best Use
Office B
$2.59M
$2.26M – $3.02M
NOI $181,104 @ 7.0% cap · market cap 3.42%
Second Best
Healthcare Medical
$1.90M
$1.66M – $2.22M
NOI $133,046 @ 7.0% cap · market cap 2.51%
Theoretical Best
Office A
$3.38M
$2.96M – $3.94M
NOI $236,432 @ 7.0% cap · market cap 4.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
494
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32162, FL
51,905
Population
37,824
Households
1.4
Avg Household Size
74
Median Age
42%
College-Educated
98%
High-School Grad
22.8 sq mi
ZIP Area
2,277
Density / Sq Mi
$73,927
Median Household Income
$27,310
Median Earnings
$1,497
Median Rent
$358,100
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?
Medical Office Space - Fee Simple Title medical office building in The Villages for sale.
Where is this medical office space located?
The property is located at 110-910 Old Camp Rd The Villages, FL.
What is the asking price?
The asking price for this property is $5,300,000.
What are key features of this property?
This property features: Fee Simple Title to a medical office building in The Villages, a rare ownership opportunity.; Prime location in Sumter Landing Professional Plaza, adjacent to Lake Sumter Landing, with golf cart access and ample parking.; Substantial building size of 11,798 SF (heated/cooled) plus 1,105 SF of covered porches.
