Dental Office Retail
For Sale
$649,900
146-2921 S Orlando Dr, Sanford, FL 32773
Custom five-operatory dental office with digital X-ray equipment in a busy strip mall storefront with ample parking.
Property Size2,000 SF
Price / SF$324.95
Days on Market221
Property Features for 146-2921 S Orlando Dr
General Information
Standard status
Active
Size
2,000 SF
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$1,996
Listing Agency:
EXCLUSIVE REAL ESTATE
(407) 230-5255
Listed By:
Robert Kilcourse
(407) 230-5255
Source:
Exprealty
Added: Jan 8
Changed: Aug 14
Last Checked: Aug 16 at 1:48PM
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 EXCLUSIVE REAL ESTATE
Investment Insights
Based on property information with market context.
This unit is a custom built five-operatory dental office configured for patient care, with four digital X-ray units and a digital pan, along with supporting instruments. The space is set up for a turnkey dental practice and is being offered as a retail storefront within a strip mall shopping center. The property also includes extra large parking and green space directly in front of the unit, with additional parking available at the rear entrance.
Located at the intersection of 17-92 and the 417 overpass, the storefront sits in an extremely busy strip mall shopping center, designed to capture strong visibility and foot traffic from surrounding retail activity. The listing notes extremely low condo fees of approximately $150 per month for this unit within the shopping center.
With the current dentist owner retired, the space presents a practical fit for a dental operator seeking an already-built operatory layout and integrated digital imaging components. The storefront format and on-site parking make it straightforward for patient access in a multi-tenant retail environment, while the combination of front and rear parking supports day-to-day workflow and appointments.
Located at the intersection of 17-92 and the 417 overpass, the storefront sits in an extremely busy strip mall shopping center, designed to capture strong visibility and foot traffic from surrounding retail activity. The listing notes extremely low condo fees of approximately $150 per month for this unit within the shopping center.
With the current dentist owner retired, the space presents a practical fit for a dental operator seeking an already-built operatory layout and integrated digital imaging components. The storefront format and on-site parking make it straightforward for patient access in a multi-tenant retail environment, while the combination of front and rear parking supports day-to-day workflow and appointments.
Key Highlights
- Retail storefront in a busy strip mall shopping center
- Custom‑built five‑operatory dental office layout
- Includes 4 digital X‑ray units plus digital pan and supporting instruments
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
$29,880
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%
$597,600
$597.6K
Cap Rate 7%
$426,857
$426.9K
Cap Rate 9%
$332,000
$332.0K
Market Conditions
NOI Build-Up for 2,000 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
$48.0K $24.00/SF
− Vacancy
−$8.2K −$4.08/SF
EGI
$39.8K $19.92/SF
− OpEx
−$10.0K −$4.98/SF
NOI
$29.9K $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%
$597,600
Cap Rate 7%
$426,857
Cap Rate 9%
$332,000
Alternative Uses
Best Use
Office B
$426.9K
$373.5K – $498.0K
NOI $29,880 @ 7.0% cap · market cap 4.60%
Second Best
Healthcare Medical
$407.3K
$356.4K – $475.2K
NOI $28,512 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$569.1K
$498.0K – $664.0K
NOI $39,840 @ 7.0% cap · market cap 6.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
642
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32773, FL
33,990
Population
13,402
Households
2.5
Avg Household Size
36
Median Age
24%
College-Educated
88%
High-School Grad
27.6 sq mi
ZIP Area
1,232
Density / Sq Mi
$63,496
Median Household Income
$40,479
Median Earnings
$1,482
Median Rent
$259,600
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 - Custom five-operatory dental office with digital X-ray equipment in a busy strip mall storefront with ample parking.
Where is this medical office space located?
The property is located at 146-2921 S Orlando Dr Sanford, FL.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Retail storefront in a busy strip mall shopping center; Custom‑built five‑operatory dental office layout; Includes 4 digital X‑ray units plus digital pan and supporting instruments
