Third-Floor Office
For Sale
$519,900
13550 VILLAGE PARK DRIVE #345, Orlando, FL 32837
3rd-floor office suite in a 4-year-old building with an open layout and three large windows.
Property Size1,004 SF
Price / SF$517.83
Days on Market53
Property Features for 13550 VILLAGE PARK DRIVE #345
General Information
Standard status
Active
Size
1,004 SF
Property subtype
Office
Additional Details
Highway Access
Yes
Building Details
Year Built
2021
Listing Agency:
ALAMO HOMES GROUP
(407) 447-7724
Listed By:
Maria Arato · License #3387610
Source:
Endlesssummerrealty
Added: Jul 8
Changed: Aug 24
Last Checked: Aug 29 at 8:59AM
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.
This 766 sq ft office suite is located on the 3rd floor of a well-maintained building built about four years ago. The space features a modern open floor plan with abundant natural light from three large windows. Toward the back of the suite, there is a smaller area that can be sectioned off to create a private office, meeting room, or storage.
The building offers strong common areas, with restrooms on each floor. The suite is situated within a bustling plaza setting with ample parking, and it’s positioned near major highways as well as restaurants, shops, and services. The property is listed at 13550 VILLAGE PARK DRIVE #345, ORLANDO, FL 32837.
Configured for flexible interior use, the suite’s combination of an open front area and a separable back area supports a range of day-to-day office and medical office needs, as reflected in the property’s stated use types.
The building offers strong common areas, with restrooms on each floor. The suite is situated within a bustling plaza setting with ample parking, and it’s positioned near major highways as well as restaurants, shops, and services. The property is listed at 13550 VILLAGE PARK DRIVE #345, ORLANDO, FL 32837.
Configured for flexible interior use, the suite’s combination of an open front area and a separable back area supports a range of day-to-day office and medical office needs, as reflected in the property’s stated use types.
Key Highlights
- 766 SF 3rd‑floor commercial office suite in a building built in 2021
- Modern open floor plan with abundant natural light from three large windows
- Includes a back area that can be sectioned off for a private office, meeting room, or storage
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
$16,500
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
3.17%
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%
$330,000
$330.0K
Cap Rate 7%
$235,714
$235.7K
Cap Rate 9%
$183,333
$183.3K
Market Conditions
NOI Build-Up for 1,004 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
$26.5K $26.40/SF
− Vacancy
−$4.5K −$4.49/SF
EGI
$22.0K $21.91/SF
− OpEx
−$5.5K −$5.48/SF
NOI
$16.5K $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%
$330,000
Cap Rate 7%
$235,714
Cap Rate 9%
$183,333
Alternative Uses
Best Use
Office B
$235.7K
$206.3K – $275.0K
NOI $16,500 @ 7.0% cap · market cap 3.17%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$294.9K
$258.0K – $344.1K
NOI $20,643 @ 7.0% cap · market cap 3.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,295
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 - 3rd-floor office suite in a 4-year-old building with an open layout and three large windows.
Where is this office units located?
The property is located at 13550 VILLAGE PARK DRIVE #345 Orlando, FL.
What is the asking price?
The asking price for this property is $519,900.
What are key features of this property?
This property features: 766 SF 3rd‑floor commercial office suite in a building built in 2021; Modern open floor plan with abundant natural light from three large windows; Includes a back area that can be sectioned off for a private office, meeting room, or storage
