Office Building with Six
New
For Sale
$3,880,000
131 S Country Club Rd, Lake Mary, FL 32746
NNN-leased office property with flexible multi-tenant configuration, modern finishes, elevator access, and EV charging stations.
Property Size10,592 SF
Lot Size1.10 Acres
Price / SF$366.31
Days on Market3
Property Features for 131 S Country Club Rd
General Information
Standard status
Active
Size
10,592 SF
Elevators
Yes
Lot size
1.10 Acres
Additional Details
Cap Rate
7%
Public Transit
Yes
Office Units
6
Amenities
six modern kitchenettes
multiple interior stairwells
secure access control system
EV charging stations
crown signage on two sides
Building Details
Year Built
2021
Buildings
1
Building Size
10,592 SF
Listing Agency:
STIRLING INTERNATIONAL REAL ES
Listed By:
Roger Soderstrom, Jr · License #3253644
(407) 617-2830
Source:
Livewelltampabay
Added: Sep 15
Last Checked: Sep 17 at 12:21AM
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 STIRLING INTERNATIONAL REAL ES
Investment Insights
Based on property information with market context.
Built in 2021, this 10,592-square-foot office building occupies a 1.1-acre site at 131 S Country Club Rd in Lake Mary, Florida. The property is leased under an NNN structure to a longstanding tenant and includes six separately metered office suites that can support future multi-tenant use. Each suite features a kitchenette with quartz countertops and stainless steel appliances, while the building also provides multiple interior stairwells, an elevator, and secure access control.
Additional improvements include ample parking, EV charging stations, and crown signage on two sides. Second-floor offices have views of Lake Mary. The property is located near Downtown Lake Mary and the SunRail Station, with visibility from its position on S Country Club Rd.
Additional improvements include ample parking, EV charging stations, and crown signage on two sides. Second-floor offices have views of Lake Mary. The property is located near Downtown Lake Mary and the SunRail Station, with visibility from its position on S Country Club Rd.
Key Highlights
- 10,592‑square‑foot office building on a 1.1‑acre site
- NNN lease with a longstanding tenant and 7 CAP
- Six separately metered office suites for flexible multi‑tenant use
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
$158,244
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
4.08%
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%
$3,164,880
$3.2M
Cap Rate 7%
$2,260,629
$2.3M
Cap Rate 9%
$1,758,267
$1.8M
Market Conditions
NOI Build-Up for 10,592 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
$254.2K $24.00/SF
− Vacancy
−$43.2K −$4.08/SF
EGI
$211.0K $19.92/SF
− OpEx
−$52.7K −$4.98/SF
NOI
$158.2K $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%
$3,164,880
Cap Rate 7%
$2,260,629
Cap Rate 9%
$1,758,267
Alternative Uses
Best Use
Office B
$2.26M
$1.98M – $2.64M
NOI $158,244 @ 7.0% cap · market cap 4.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.01M
$2.64M – $3.52M
NOI $210,993 @ 7.0% cap · market cap 5.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
6
Office units
Location Intelligence
Trade Area within ½ mile
803
Businesses Nearby
Explore this area
Business Placement
Demographics for 32746, FL
45,828
Population
20,204
Households
2.3
Avg Household Size
42
Median Age
53%
College-Educated
97%
High-School Grad
21.1 sq mi
ZIP Area
2,172
Density / Sq Mi
$111,534
Median Household Income
$55,860
Median Earnings
$1,912
Median Rent
$420,200
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - NNN-leased office property with flexible multi-tenant configuration, modern finishes, elevator access, and EV charging stations.
Where is this office building located?
The property is located at 131 S Country Club Rd Lake Mary, FL.
What is the asking price?
The asking price for this property is $3,880,000.
What are key features of this property?
This property features: 10,592‑square‑foot office building on a 1.1‑acre site; NNN lease with a longstanding tenant and 7 CAP; Six separately metered office suites for flexible multi‑tenant use
