Second-Floor Office
For Sale
Contact for pricing
1355s S International Pkwy, Lake Mary, FL 32746
Five private offices, two bullpen areas, a kitchenette, and restroom support a flexible professional layout.
Property Size1,293 SF
Price / SF$324.83
Days on Market149
Property Features for 1355s S International Pkwy
General Information
Standard status
Active
Size
1,293 SF
Total Parking Spaces
100
Property subtype
Office
Zoning
PUD
Occupancy
100%
Lease Type
Net
Building Details
Year Built
2005
Stories
2
Units
1
Tenancy
Single
Listing Agency:
Dover International Company Inc
Listed By:
Louis-Frantz Joachim · License #BK3278476
Source:
Crexi
Added: Apr 8
Changed: Aug 30
Last Checked: Aug 30 at 5:11PM
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 Dover International Company Inc
Investment Insights
Based on property information with market context.
This 1,293-square-foot office unit occupies the second floor of a 2005 commercial property and is configured with five private offices, two bullpen areas, a kitchenette, and a restroom. Elevator and stairwell access serve the suite, with parking available for staff and visitors. The property carries PUD zoning.
The office is positioned near I-4 and Lake Mary Blvd in Lake Mary, providing access to two established transportation routes. A therapist tenant occupies the suite under a five-year lease that commenced 04/01/2026, with an option to renew. The existing layout and tenant arrangement provide a defined framework for an office investment.
The office is positioned near I-4 and Lake Mary Blvd in Lake Mary, providing access to two established transportation routes. A therapist tenant occupies the suite under a five-year lease that commenced 04/01/2026, with an option to renew. The existing layout and tenant arrangement provide a defined framework for an office investment.
Key Highlights
- 1,293‑square‑foot second‑floor office unit
- Five private offices and two bullpen areas
- Kitchenette and restroom included
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
$19,317
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
4.60%
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%
$386,340
$386.3K
Cap Rate 7%
$275,957
$276.0K
Cap Rate 9%
$214,633
$214.6K
Market Conditions
NOI Build-Up for 1,293 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
$31.0K $24.00/SF
− Vacancy
−$5.3K −$4.08/SF
EGI
$25.8K $19.92/SF
− OpEx
−$6.4K −$4.98/SF
NOI
$19.3K $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%
$386,340
Cap Rate 7%
$275,957
Cap Rate 9%
$214,633
Alternative Uses
Best Use
Office B
$276.0K
$241.5K – $322.0K
NOI $19,317 @ 7.0% cap · market cap 4.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$368.0K
$322.0K – $429.3K
NOI $25,757 @ 7.0% cap · market cap 6.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,300
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Five private offices, two bullpen areas, a kitchenette, and restroom support a flexible professional layout.
Where is this office units located?
The property is located at 1355s S International Pkwy Lake Mary, FL.
What is the asking price?
The asking price for this property is $420,000.
What are key features of this property?
This property features: 1,293‑square‑foot second‑floor office unit; Five private offices and two bullpen areas; Kitchenette and restroom included
