Professional Office
For Sale
$139,500
1140-910 Belle Ave, Winter Springs, FL 32708
Two private offices and a conference room support a practical professional workspace.
Property Size687 SF
Price / SF$203.06
Days on Market57
Property Features for 1140-910 Belle Ave
General Information
Standard status
Active
Size
687 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
HOA Fee
$239.49
Taxes and HOA fees
Annual Taxes
$1,748
Amenities
break room
kitchen facilities
common restrooms
professionally maintained common areas
Listing Agency:
SLOANE REALTY, LLC
(407) 758-3166
Listed By:
Matt White · License #3106449
(407) 758-3166
Source:
Exprealty
Added: Jun 22
Changed: Aug 15
Last Checked: Aug 16 at 11:20AM
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 SLOANE REALTY, LLC
Investment Insights
Based on property information with market context.
Suite 1140 is a 687-square-foot office condo arranged with a reception area, two private offices, and a conference room. The suite also benefits from abundant natural light and access to shared break room, kitchen, common restroom, and professionally maintained common-area facilities.
The property is located just off SR 434, with access to US 17-92, I-4, and SR 417. On-site parking is available, and the setting provides connectivity to Winter Springs, Casselberry, Longwood, Altamonte Springs, Lake Mary, Seminole County, and the greater Orlando market. The configuration and shared amenities support a range of professional office operations, including the uses identified in the property information.
The property is located just off SR 434, with access to US 17-92, I-4, and SR 417. On-site parking is available, and the setting provides connectivity to Winter Springs, Casselberry, Longwood, Altamonte Springs, Lake Mary, Seminole County, and the greater Orlando market. The configuration and shared amenities support a range of professional office operations, including the uses identified in the property information.
Key Highlights
- 687 SF office condo with reception area, two private offices, and a conference room
- Abundant natural light throughout the suite
- Shared break room, kitchen facilities, and common restrooms
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
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
774
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 - Two private offices and a conference room support a practical professional workspace.
Where is this office units located?
The property is located at 1140-910 Belle Ave 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 SF office condo with reception area, two private offices, and a conference room; Abundant natural light throughout the suite; Shared break room, kitchen facilities, and common restrooms
