Freestanding Medical Office
New
For Sale
$3,300,000
1405 SE Goldtree Drive, Port St Lucie, FL 34952
Vacant professional facility with multiple medical suites beside HCA Florida St. Lucie Hospital in an established medical corridor.
Property Size11,187 SF
Price / SF$294.99
Days on Market6
Property Features for 1405 SE Goldtree Drive
General Information
Standard status
Active
Size
11,187 SF
Total Parking Spaces
49
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
5
Taxes and HOA fees
Annual Taxes
$56,366
Amenities
Central air
Amps100
Barrel Roof
Central Air Cooling
Electric Cooling
Electric Heating
Free Parking
Guest
Tile Flooring
Tile Roof
Vinyl Flooring
Building Details
Year Built
2000
Buildings
1
Tenancy
Multi
Owner Occupied
No
Listing Agency:
PARADISE REAL ESTATE INTL
Listed By:
PAUL PORTUGAL · License #B26059930
Source:
Corcoran
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 9 at 7:01AM
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 PARADISE REAL ESTATE INTL
Investment Insights
Based on property information with market context.
Built in 2000, this freestanding medical office property is configured with five medical suites and is delivered vacant. The professional facility includes 49 on-site parking spaces and has been maintained with ongoing mechanical improvements; 8 of the 10 AC units were replaced within the last 5 years. The layout can support healthcare or professional office operations, subject to applicable requirements.
The property is located in St. Lucie Medical Park, directly adjacent to HCA Florida St. Lucie Hospital and just off US Highway 1. Its placement within an established medical corridor provides convenient access for patients, staff, and professional occupants.
The property is located in St. Lucie Medical Park, directly adjacent to HCA Florida St. Lucie Hospital and just off US Highway 1. Its placement within an established medical corridor provides convenient access for patients, staff, and professional occupants.
Key Highlights
- Freestanding medical office building built in 2000
- Five medical suites delivered vacant
- 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
Current Use
Lease Details
5
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,073
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 34952, FL
42,630
Population
21,844
Households
2
Avg Household Size
53
Median Age
24%
College-Educated
91%
High-School Grad
24.6 sq mi
ZIP Area
1,733
Density / Sq Mi
$60,123
Median Household Income
$37,184
Median Earnings
$1,635
Median Rent
$242,100
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?
Medical Office Space - Vacant professional facility with multiple medical suites beside HCA Florida St. Lucie Hospital in an established medical corridor.
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 built in 2000; Five medical suites delivered vacant; 49 on‑site parking spaces
