Class A Professional Office
For Sale
$459,900
13504 Village Park Drive Unit 103, Orlando, FL 32837
Premium office spaces in a vibrant mixed-use development.
Property Size785 SF
Price / SF$585.86
Days on Market233
Property Features for 13504 Village Park Drive Unit 103
General Information
Standard status
Active
Size
785 SF
Property subtype
Commercial
Building Details
Year Built
2026
Listing Agency:
ALAMO HOMES GROUP
Listed By:
Maria Arato · License #3387610
(407) 447-7724
Source:
Realtygroupfl
Added: Jan 14
Changed: Sep 4
Last Checked: Sep 4 at 10:11AM
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 ALAMO HOMES GROUP
Investment Insights
Based on property information with market context.
13504 Village Park Drive is a mixed-use commercial development located within the Villages at Hunter's Creek business center. This property offers Class A professional office and medical spaces, ranging from 716 to 858 square feet. The spaces are delivered in a gray shell condition, allowing for customization. The property features a modern design with clean lines, glass entrances, and landscaping, creating a professional atmosphere. It is suitable for specialty boutique professional offices and medical uses such as counseling, dermatology, and Family Practice. Businesses will benefit from a community of professionals, enhancing exposure and impact. The office interior can be designed with customizable layouts and finishes. The property is located close to restaurants, hospitals, community parks, hotels, highways, malls, the airport, and attractions, and is 10 minutes from Lake Nona Medical City and Sports Complex. The space is in excellent condition and features an open floor plan layout, finished ceilings between 15 and 18 feet, central air and heating, private restrooms, emergency lighting, an energy performance rating of A, and is wheelchair accessible.
Key Highlights
- Premium class A professional office/medical spaces in a vibrant business center.
- Customizable layouts and finishes to tailor the space to specific business needs.
- Prime location close to restaurants, hospitals, parks, highways, airport, and attractions.
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
$12,901
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
2.81%
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%
$258,020
$258.0K
Cap Rate 7%
$184,300
$184.3K
Cap Rate 9%
$143,344
$143.3K
Market Conditions
NOI Build-Up for 785 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
$20.7K $26.40/SF
− Vacancy
−$3.5K −$4.49/SF
EGI
$17.2K $21.91/SF
− OpEx
−$4.3K −$5.48/SF
NOI
$12.9K $16.43/SF
Area
ZIP 32837
Vacancy
17.00%
Lease Rate
$26.40 /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%
$258,020
Cap Rate 7%
$184,300
Cap Rate 9%
$143,344
Alternative Uses
Best Use
Office B
$184.3K
$161.3K – $215.0K
NOI $12,901 @ 7.0% cap · market cap 2.81%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$230.6K
$201.8K – $269.0K
NOI $16,140 @ 7.0% cap · market cap 3.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,085
Businesses Nearby
Explore this area
Business Placement
Demographics for 32837, FL
56,813
Population
21,021
Households
2.7
Avg Household Size
38
Median Age
41%
College-Educated
91%
High-School Grad
18.2 sq mi
ZIP Area
3,122
Density / Sq Mi
$86,649
Median Household Income
$37,179
Median Earnings
$1,905
Median Rent
$365,100
Median Home Value
Market
Vacancy Rate% for Office in Orlando, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Premium office spaces in a vibrant mixed-use development.
Where is this office units located?
The property is located at 13504 Village Park Drive Unit 103 Orlando, FL.
What is the asking price?
The asking price for this property is $459,900.
What are key features of this property?
This property features: Premium class A professional office/medical spaces in a vibrant business center.; Customizable layouts and finishes to tailor the space to specific business needs.; Prime location close to restaurants, hospitals, parks, highways, airport, and attractions.
