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    132 N Park Ave Winter Park, FL 32789

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    For Lease
    Contact for pricing

    Former medspa space on historic Park Avenue in Winter Park.

    Type:Office
    Added:
    Mar 6, 2026
    Days on Market:
    28
    Last Refresh:
    Apr 1 at 10:19 pm

    Property Features for 132 N Park Ave

    General Information

    Standard status
    Active
    Property subtype
    Office

    Spaces For Lease

    at 132 N Park Ave Contact us

    We can help!

    Listing Contact
    Michael Curtis

    Listing agent Michael Curtis License #FL #SL3528010

    Listing office

    Listing date Mar 6, 2026

    Source Millenia-partners

    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 Michael Curtis

    Overview

    Park Avenue Medspa Opportunity

    This former medspa space is suitable for skin rejuvenation, laser treatments, microneedling, cool sculpting, body sculpting, dermal fillers, Botox, and other neurotoxins. Additional services can include massage, stretch therapy, fitness, and yoga. The location offers frontage and visibility on historic Park Avenue and is close to Prato Italian Restaurant. This infill corridor, originally built to complement the affluent residents of Winter Park, is known for its bricked street and high-end retail shops. It presents an opportunity for a professional user to lease one of three second-floor spaces and be a part of the Winter Park submarket. The property benefits from heavy pedestrian traffic and proximity to restaurants and high-end shopping.
    Location Intelligence

    Current Use by Public Records

    John Craig Clothier Clothing & Fashion Store Corbett Cove Art Gallery

    Suggested Use

    Restaurant Dental Office Law Firm Spa & Massage Center Hair Salon Nail Salon Building Supply Daycare Center Real Estate Agency Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Bungalow Orlando: Hair & Wellness with Heather Hewitt — 601A S New York Ave Suite 103, Winter Park, FL 32789
    • Zen Acupuncture — 641 W Fairbanks Ave #216, Winter Park, FL 32789
    • Dr. Jin Kim — 400 W Fairbanks Ave Ste B # Ste, Winter Park, FL 32789
    • Yen Le — 400 W Fairbanks Ave Suite B, Winter Park, FL 32789
    • IV Wellness — 999 S Orlando Ave, Winter Park, FL 32789

    Location Insight

    • Map
    • Local Demand
    City
    Winter Park
    County
    Orange
    State
    Florida
    Longitude
    -81.3504
    Latitude
    28.5983

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    FAQs

    What type of property is this?
    Spa & wellness property - Former medspa space on historic Park Avenue in Winter Park.
    Where is this spa & wellness property located?
    The property is located at 132 N Park Ave Winter Park, FL.
    What are key features of this property?
    This property features: Prime location on historic Park Avenue with high visibility and heavy pedestrian traffic; Ideal for medical spa or wellness business with existing build‑out for skin rejuvenation, laser treatments, and related services; Rare opportunity to lease space on Park Avenue in the affluent Winter Park submarket
    (689) 254-5716
    We can help!
    Listing Contact
    Michael Curtis
    Real Estate License ID: FL #SL3528010
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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