Class A Professional Office
For Sale
$459,900
13504 VILLAGE PARK DRIVE 103, Orlando, FL 32837
Premium office spaces in vibrant Hunter's Creek business center.
Property Size785 SF
Price / SF$536.01
Days on Market138
Property Features for 13504 VILLAGE PARK DRIVE 103
General Information
Standard status
Active
Size
785 SF
Taxes and HOA fees
Annual Taxes
$2,000
Amenities
Central Air
Building Details
Building Size
785 SF
Year Built
2026
Listing Agency:
ALAMO HOMES GROUP
(407) 690-3465
Listed By:
Maria Arato · License #3387610
(407) 690-3465
Source:
Evrealestate
Added: Apr 9
Changed: Aug 23
Last Checked: Aug 24 at 4:57AM
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.
Located within the Villages at Hunter's Creek business center, 13504 Village Park Drive is a mixed-use commercial development offering Class A professional office and medical spaces. These spaces range from 716 to 858 square feet. Delivered in a gray shell condition, the property allows for customizable layouts and finishes. The design features clean lines, glass entrances, and landscaping, creating an inviting atmosphere. The property is suitable for specialty boutique professional offices and medical uses such as counseling, dermatology, and Family Practice. The location provides proximity to restaurants, hospitals, community parks, hotels, highways, malls, the airport, and attractions. It is also located 10 minutes from Lake Nona Medical City and Sports Complex. The property features central air and heating, private restrooms, emergency lighting, and an energy performance rating of A. The space is in excellent condition and is wheelchair accessible with an open floor plan layout and finished ceilings of 15 to 18 feet.
Key Highlights
- Premium Class A professional office/medical spaces (716‑858 sq ft) in a mixed‑use development.
- Customizable interior layouts and finishes to suit specific business needs.
- Prime location within Villages at Hunter's Creek, close to restaurants, hospitals, parks, highways, and the airport.
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
$14,100
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
3.07%
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%
$282,000
$282.0K
Cap Rate 7%
$201,429
$201.4K
Cap Rate 9%
$156,667
$156.7K
Market Conditions
NOI Build-Up for 858 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
$22.7K $26.40/SF
− Vacancy
−$3.9K −$4.49/SF
EGI
$18.8K $21.91/SF
− OpEx
−$4.7K −$5.48/SF
NOI
$14.1K $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%
$282,000
Cap Rate 7%
$201,429
Cap Rate 9%
$156,667
Alternative Uses
Best Use
Office B
$201.4K
$176.3K – $235.0K
NOI $14,100 @ 7.0% cap · market cap 3.07%
Second Best
Healthcare Medical
$174.7K
$152.9K – $203.9K
NOI $12,232 @ 7.0% cap · market cap 2.66%
Theoretical Best
Specialty Retail
$252.0K
$220.5K – $294.0K
NOI $17,641 @ 7.0% cap · market cap 3.84%
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 vibrant Hunter's Creek business center.
Where is this office units located?
The property is located at 13504 VILLAGE PARK DRIVE 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 (716‑858 sq ft) in a mixed‑use development.; Customizable interior layouts and finishes to suit specific business needs.; Prime location within Villages at Hunter's Creek, close to restaurants, hospitals, parks, highways, and the airport.
