Freestanding Office
For Sale
$535,000
4947 N PALM Avenue, Winter Park, FL 32792
Commercial Sale, WINTER PARK, FL
Property Size1,088 SF
Lot Size0.16 Acres
Price / SF$491.73
Days on Market138
Property Features for 4947 N PALM Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
C-1
Pets allowed
Yes
Accessibility
Accessible Approach with Ramp
Subdivision
SUBURBAN HOMES
Lot features
Near Public Transit, Street Lights, Paved
Directions
From Aloma Ave & Semoran Blvd, Winter Park, FL 32792. Head toward Aloma Ave, Go 1.3 miles. Turn left onto N Palm Ave. Destination will be on the right.
Standard status
Active
APN
02-22-30-8368-03-040
Size
1,088 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SUBURBAN HOMES O/138 LOT 4 BLK 3
Tax Annual Amount
5168
Legal Description
SUBURBAN HOMES O/138 LOT 4 BLK 3
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1980
Floors in Building
1
Flooring type
Carpet, Tile
Building materials
Block, Stucco
Roof type
Shingle
Listing Agency:
FLORIDA REALTY INVESTMENTS
(407) 207-2220
Listed By:
Carlethia Burnette · License #3072754
(407) 970-7902
Added: Apr 29
Changed: Sep 13
Last Checked: Sep 13 at 5:06PM
MLS# O6403459
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 1,088-square-foot freestanding office property sits on 0.16 acres and was built in 1980. The building has block and stucco construction, carpet and tile flooring, central heating and central air, a shingle roof, and a 12x12 storage addition. It previously operated as a real estate office and is currently used as a counseling center. An accessible ramp approach and newly upgraded paver driveway support visitor access.
The property is located at 4947 N Palm Avenue in Winter Park, directly across from the United States Postal Service. State Road 436, State Road 417, and State Road 408 provide connections to the greater Orlando area and both major airports. Public water and public sewer serve the site, with electricity available.
The property is located at 4947 N Palm Avenue in Winter Park, directly across from the United States Postal Service. State Road 436, State Road 417, and State Road 408 provide connections to the greater Orlando area and both major airports. Public water and public sewer serve the site, with electricity available.
Key Highlights
- 1,088‑square‑foot freestanding office building on 0.16 acres
- 12x12 storage addition included
- Built in 1980 with block and stucco construction
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
$16,255
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
3.04%
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%
$325,100
$325.1K
Cap Rate 7%
$232,214
$232.2K
Cap Rate 9%
$180,611
$180.6K
Market Conditions
NOI Build-Up for 1,088 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
$26.1K $24.00/SF
− Vacancy
−$4.4K −$4.08/SF
EGI
$21.7K $19.92/SF
− OpEx
−$5.4K −$4.98/SF
NOI
$16.3K $14.94/SF
Area
Orange 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%
$325,100
Cap Rate 7%
$232,214
Cap Rate 9%
$180,611
Alternative Uses
Best Use
Office B
$232.2K
$203.2K – $270.9K
NOI $16,255 @ 7.0% cap · market cap 3.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$309.6K
$270.9K – $361.2K
NOI $21,673 @ 7.0% cap · market cap 4.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
869
Businesses Nearby
Explore this area
Business Placement
Demographics for 32792, FL
51,376
Population
24,169
Households
2.1
Avg Household Size
36
Median Age
42%
College-Educated
91%
High-School Grad
12.1 sq mi
ZIP Area
4,246
Density / Sq Mi
$66,176
Median Household Income
$39,326
Median Earnings
$1,612
Median Rent
$343,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Standalone professional property with an adaptable floor plan, upgraded paver drive, and accessible ramp approach.
Where is this office building located?
The property is located at 4947 N PALM Avenue Winter Park, FL.
What is the asking price?
The asking price for this property is $535,000.
What are key features of this property?
This property features: 1,088‑square‑foot freestanding office building on 0.16 acres; 12x12 storage addition included; Built in 1980 with block and stucco construction
