Multi-Tenant Medical Office
For Sale
$3,564,528
4355 Bear Gully Rd, Winter Park, FL 32792
Multi-tenant medical office building offered for sale with 9,914 square feet.
Property Size9,914 SF
Price / SF$359.54
Days on Market54
Property Features for 4355 Bear Gully Rd
General Information
Standard status
Active
Size
9,914 SF
Property subtype
Commercial
Occupancy
100%
Net Operating Income
$258,147
Additional Details
Cap Rate
7.24%
Building Details
Building Size
9,914 SF
Year Built
2003
Tenancy
Multi
Listed By:
Dom Deignan · License #SL3639693 (FL)
(407) 216-8248
Source:
Matthews
Added: Jul 17
Changed: Sep 7
Last Checked: Sep 7 at 4:30AM
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 Dom Deignan
Investment Insights
Based on property information with market context.
This multi-tenant medical office building is offered for sale as a medical office investment. The property totals 9,914 square feet and is configured to support multiple tenants.
The building is located at 4355 Bear Gully Rd in Winter Park, Florida.
The offering is presented with a stated 7.24% cap rate.
The building is located at 4355 Bear Gully Rd in Winter Park, Florida.
The offering is presented with a stated 7.24% cap rate.
Key Highlights
- Multi‑tenant medical office investment building
- 9,914 SF medical office building
- 7.24% cap rate
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
$148,115
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
4.16%
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%
$2,962,300
$3.0M
Cap Rate 7%
$2,115,929
$2.1M
Cap Rate 9%
$1,645,722
$1.6M
Market Conditions
NOI Build-Up for 9,914 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
$237.9K $24.00/SF
− Vacancy
−$40.4K −$4.08/SF
EGI
$197.5K $19.92/SF
− OpEx
−$49.4K −$4.98/SF
NOI
$148.1K $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%
$2,962,300
Cap Rate 7%
$2,115,929
Cap Rate 9%
$1,645,722
Alternative Uses
Best Use
Office B
$2.12M
$1.85M – $2.47M
NOI $148,115 @ 7.0% cap · market cap 4.16%
Second Best
Healthcare Medical
$2.02M
$1.77M – $2.36M
NOI $141,334 @ 7.0% cap · market cap 3.97%
Theoretical Best
Office A
$2.82M
$2.47M – $3.29M
NOI $197,487 @ 7.0% cap · market cap 5.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
597
Businesses Nearby
Balanced
Demand for This Use
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
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 - Multi-tenant medical office building offered for sale with 9,914 square feet.
Where is this medical office space located?
The property is located at 4355 Bear Gully Rd Winter Park, FL.
What is the asking price?
The asking price for this property is $3,564,528.
What are key features of this property?
This property features: Multi‑tenant medical office investment building; 9,914 SF medical office building; 7.24% cap rate
