Four-Office Office
For Sale
$375,000
13-3239 Old Winter Garden Rd, Orlando, FL 32805
Block-built, central A/C office condo with four private offices, a conference room, and reception area in Flood Zone X.
Property Size1,282 SF
Price / SF$292.51
Days on Market155
Property Features for 13-3239 Old Winter Garden Rd
General Information
Standard status
Active
Size
1,282 SF
Additional Details
Opportunity Zone
Yes
Highway Access
Yes
Building Details
Year Built
2006
Construction
block
Listing Agency:
UNIVERSAL REALTY OF CENTRAL FL
(917) 405-6440
Listed By:
Shane Rampersaud · License #3460083
(917) 405-6440
Source:
Exprealty
Added: Mar 17
Changed: Jul 30
Last Checked: Aug 17 at 9:02PM
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 UNIVERSAL REALTY OF CENTRAL FL
Investment Insights
Based on property information with market context.
Professional office condo in a professionally managed complex, built in 2006 with block construction and central A/C. The 1,282 SF unit features four private offices, a conference room, and a reception area, designed to support a range of professional services from day one.
The property offers fee-simple ownership and is listed in Flood Zone X. It includes ample parking and immediate access to John Young Pkwy, SR-408, West Colonial Dr (SR-50), and I-4, placing it within minutes of Downtown Orlando.
If you need additional space, adjoining units 12A and 12B are available, with a combined footprint of 3,846 SF when taken together.
The property offers fee-simple ownership and is listed in Flood Zone X. It includes ample parking and immediate access to John Young Pkwy, SR-408, West Colonial Dr (SR-50), and I-4, placing it within minutes of Downtown Orlando.
If you need additional space, adjoining units 12A and 12B are available, with a combined footprint of 3,846 SF when taken together.
Key Highlights
- 1,282 SF professional office condo in a professionally managed complex
- Built in 2006 with block construction
- Central A/C
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
$23,941
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
6.38%
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%
$478,820
$478.8K
Cap Rate 7%
$342,014
$342.0K
Cap Rate 9%
$266,011
$266.0K
Market Conditions
NOI Build-Up for 1,282 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
$38.5K $30.00/SF
− Vacancy
−$6.5K −$5.10/SF
EGI
$31.9K $24.90/SF
− OpEx
−$8.0K −$6.23/SF
NOI
$23.9K $18.67/SF
Area
Orlando, FL
Vacancy
17.00%
Lease Rate
$30.00 /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%
$478,820
Cap Rate 7%
$342,014
Cap Rate 9%
$266,011
Alternative Uses
Best Use
Office B
$342.0K
$299.3K – $399.0K
NOI $23,941 @ 7.0% cap · market cap 6.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$413.0K
$361.4K – $481.8K
NOI $28,908 @ 7.0% cap · market cap 7.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,050
Businesses Nearby
Explore this area
Business Placement
Demographics for 32805, FL
23,331
Population
9,332
Households
2.5
Avg Household Size
39
Median Age
16%
College-Educated
78%
High-School Grad
6.8 sq mi
ZIP Area
3,431
Density / Sq Mi
$39,425
Median Household Income
$29,592
Median Earnings
$1,112
Median Rent
$226,100
Median Home Value
Market
Vacancy Rate% for Office in Orlando, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Block-built, central A/C office condo with four private offices, a conference room, and reception area in Flood Zone X.
Where is this office units located?
The property is located at 13-3239 Old Winter Garden Rd Orlando, FL.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 1,282 SF professional office condo in a professionally managed complex; Built in 2006 with block construction; Central A/C
