Freestanding Medical Office
For Sale
$3,300,000
1405 SE Goldtree Drive, Port St Lucie, FL
Commercial Sale, Port St. Lucie, FL
Property Size10,032 SF
Lot Size1.02 Acres
Price / SF$294.99
Days on Market39
Property Features for 1405 SE Goldtree Drive
General Information
Property type
Residential
Property subtype
Office
Zoning
Profession
Parking
49
Parking features
Guest
Security features
Security Lighting
Lot features
Landscaped, Oversized Lot
Directions
US Highway 1 to SE Tiffany Ave to SE Hillmoor Ave to SE Goldtree Drive. Property on Right hand side
Subdivision
7190
Standard status
Active
APN
440171100020000
Size
11,187 SF
Lot size
1.02 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
HILLMOOR PROFESSIONAL CENTER FIRST REPLAT TRACT B (1.023 AC)
Tax Annual Amount
56366
Legal Description
HILLMOOR PROFESSIONAL CENTER FIRST REPLAT TRACT B (1.023 AC)
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2000
Floors in Building
1
Number of units
5
Flooring type
Tile, Vinyl
Building materials
Block, CBS, Concrete
Roof type
Barrel, Tile
Listing Agency:
Paradise Real Estate Intl
(561) 203-6200
Listed By:
Paul Portugal · License #3028821
(561) 307-9845
Added: Aug 3
Changed: Sep 10
Last Checked: Sep 10 at 6:06AM
MLS# B26059930
Copyright © 2026 BeachesMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This freestanding medical office property includes five suites within a fully built-out professional facility delivered vacant for immediate occupancy. The building was constructed in 2000 and features block, CBS, and concrete construction, tile and vinyl flooring, central air, electric cooling and heating, a tile and barrel roof, and 49 on-site parking spaces. The 1.02-acre property also has access to public water and public sewer, with zoning identified as Profession.
Positioned in St. Lucie Medical Park, the property is directly adjacent to HCA Florida St. Lucie Hospital and located just off US Highway 1. Recent building improvements include replacement of 8 out of 10 AC units within the last 5 years, supporting continued use as a medical or professional office facility.
Positioned in St. Lucie Medical Park, the property is directly adjacent to HCA Florida St. Lucie Hospital and located just off US Highway 1. Recent building improvements include replacement of 8 out of 10 AC units within the last 5 years, supporting continued use as a medical or professional office facility.
Key Highlights
- Freestanding medical office building with five medical suites
- Delivered vacant with a fully built‑out professional interior
- 49 on‑site parking spaces
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
$151,387
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
4.59%
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%
$3,027,740
$3.0M
Cap Rate 7%
$2,162,671
$2.2M
Cap Rate 9%
$1,682,078
$1.7M
Market Conditions
NOI Build-Up for 11,187 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
$281.9K $25.20/SF
− Vacancy
−$29.6K −$2.65/SF
EGI
$252.3K $22.55/SF
− OpEx
−$100.9K −$9.02/SF
NOI
$151.4K $13.53/SF
Area
St. Lucie County, FL
Vacancy
10.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$3,027,740
Cap Rate 7%
$2,162,671
Cap Rate 9%
$1,682,078
Alternative Uses
Best Use
Healthcare Medical
$2.16M
$1.89M – $2.52M
NOI $151,387 @ 7.0% cap · market cap 4.59%
Second Best
Office B
$2.02M
$1.77M – $2.36M
NOI $141,359 @ 7.0% cap · market cap 4.28%
Theoretical Best
Office A
$2.81M
$2.46M – $3.28M
NOI $196,936 @ 7.0% cap · market cap 5.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
5
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,073
Businesses Nearby
Under-served
Demand for This Use
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Business Placement
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Vacant, fully built-out facility with five suites, on-site parking, and a location adjoining HCA Florida St. Lucie Hospital.
Where is this medical office space located?
The property is located at 1405 SE Goldtree Drive Port St Lucie, FL.
What is the asking price?
The asking price for this property is $3,300,000.
What are key features of this property?
This property features: Freestanding medical office building with five medical suites; Delivered vacant with a fully built‑out professional interior; 49 on‑site parking spaces
