Freestanding Office and Retail
For Sale
$1,350,000
221 W STATE ROAD 434, Longwood, FL 32750
Freestanding 4,549 SF building with flexible office, medical, retail, or child-care layout and prominent highway exposure.
Property Size4,549 SF
Lot Size0.63 Acres
Price / SF$296.77
Days on Market64
Property Features for 221 W STATE ROAD 434
General Information
Standard status
Active
Size
4,549 SF
Total Parking Spaces
13
Lot size
0.63 Acres
Property subtype
Commercial
Zoning
Gateway Commercial
Site & Location
Traffic Count
42,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$12,321
Building Details
Building Size
4,549 SF
Year Built
1977
Listing Agency:
Diversified Realty Holdings
(407) 772-2274
Listed By:
James Broadus · License #3064032
(407) 772-2274
Source:
Elliman
Added: Jun 10
Changed: Aug 8
Last Checked: Aug 11 at 12:10PM
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 Diversified Realty Holdings
Investment Insights
Based on property information with market context.
This freestanding commercial building totals 4,549 SF and is constructed with block walls and a durable TPO roof. The interior configuration includes six private offices, two large open work areas, three bathrooms, a kitchen, and an open flex space, supporting a range of business uses. The property also features prominent building and pole signage.
The building sits on a 0.63± acre lot with 110 feet of frontage and 254 feet of depth. Parking includes 13 spaces in front, along with additional drive-thru access from SR 434 to W. Pine Ave, with two access points off SR 434. The site is described as being in Longwood’s Gateway Commercial District with exposure along SR 434.
The current layout and functional mix of private offices, open areas, and restrooms make the building a practical fit for office users, medical practices, retail operators, or a child-care facility, subject to Gateway Commercial zoning requirements. Multiple ingress/egress points, front parking, and on-site drive-thru access can support customer and staff visits for a variety of tenants or buyers.
The building sits on a 0.63± acre lot with 110 feet of frontage and 254 feet of depth. Parking includes 13 spaces in front, along with additional drive-thru access from SR 434 to W. Pine Ave, with two access points off SR 434. The site is described as being in Longwood’s Gateway Commercial District with exposure along SR 434.
The current layout and functional mix of private offices, open areas, and restrooms make the building a practical fit for office users, medical practices, retail operators, or a child-care facility, subject to Gateway Commercial zoning requirements. Multiple ingress/egress points, front parking, and on-site drive-thru access can support customer and staff visits for a variety of tenants or buyers.
Key Highlights
- Freestanding 4,549 SF commercial building built in 1977 in Longwood’s Gateway Commercial District
- Exposure along SR 434 with high‑traffic 4‑lane highway frontage of 42,000 VPD and prominent building/pole signage
- 0.63± acre lot with 110' frontage x 254' depth; zoning: Gateway Commercial
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
$89,328
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
6.62%
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%
$1,786,560
$1.8M
Cap Rate 7%
$1,276,114
$1.3M
Cap Rate 9%
$992,533
$992.5K
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
$132.1K $29.04/SF
− Vacancy
−$4.5K −$0.99/SF
EGI
$127.6K $28.05/SF
− OpEx
−$38.3K −$8.42/SF
NOI
$89.3K $19.64/SF
Area
Seminole County, FL
Vacancy
3.40%
Lease Rate
$29.04 /SF/Yr
Expense Ratio
30.00%
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%
$1,786,560
Cap Rate 7%
$1,276,114
Cap Rate 9%
$992,533
Alternative Uses
Best Use
Retail
$1.28M
$1.12M – $1.49M
NOI $89,328 @ 7.0% cap · market cap 6.62%
Second Best
Office B
$970.9K
$849.5K – $1.13M
NOI $67,962 @ 7.0% cap · market cap 5.03%
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
42,000 VPD
Traffic count
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 4,549 SF building with flexible office, medical, retail, or child-care layout and prominent highway exposure.
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: Freestanding 4,549 SF commercial building built in 1977 in Longwood’s Gateway Commercial District; Exposure along SR 434 with high‑traffic 4‑lane highway frontage of 42,000 VPD and prominent building/pole signage; 0.63± acre lot with 110' frontage x 254' depth; zoning: Gateway Commercial
