Flex Property with
For Sale
$3,260,000
150 Dog Track Road, Longwood, FL 32750
Three-building commercial campus combines office space with a warehouse shed.
Property Size15,943 SF
Lot Size1.53 Acres
Price / SF$204.48
Days on Market81
Property Features for 150 Dog Track Road
General Information
Standard status
Active
Size
15,943 SF
Class
B
Lot size
1.53 Acres
Property subtype
Office
Zoning
GC
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Warehouse Space
2,200 SF
Office Build-Out
13,743 SF
Drive-In Doors
2
Building Details
Building Size
15,943 SF
Buildings
3
Listing Agency:
(407) 341-0805
Listed By:
Paul P. Partyka, CCIM, MiCP, CIPS
(407) 341-0805
Source:
Realvest
Added: Jun 11
Changed: Aug 30
Last Checked: Aug 30 at 1:58AM
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 Paul P. Partyka, CCIM, MiCP, CIPS
Investment Insights
Based on property information with market context.
The property at 150 Dog Track Road includes approximately 15,943 SF across three buildings on a 1.53-acre site. Building 1 provides 7,693± SF of single-story office space, while Building 2 contains 6,050± SF across two stories. Building 3 adds a 2,200± SF warehouse shed with two grade-level overhead doors, creating a combination of office and industrial functionality.
The site is zoned General Commercial (GC) and is positioned directly in front of Lyman High School. Northland Church is ½ mile west, and Milwee Middle School is ½ mile north. Access connections include Ronald Reagan Blvd, US Hwy 17-92, SR 434, SR 436, and I-4. Reported traffic counts are 20,118 AADT on Dog Track Road and 24,741 AADT on Ronald Reagan. The property is offered for sale or lease.
The site is zoned General Commercial (GC) and is positioned directly in front of Lyman High School. Northland Church is ½ mile west, and Milwee Middle School is ½ mile north. Access connections include Ronald Reagan Blvd, US Hwy 17-92, SR 434, SR 436, and I-4. Reported traffic counts are 20,118 AADT on Dog Track Road and 24,741 AADT on Ronald Reagan. The property is offered for sale or lease.
Key Highlights
- 15,943± SF across 3 buildings on a 1.53± acre site
- 7,693± SF single‑story office building plus 6,050± SF two‑story office building
- 2,200± SF warehouse shed with (2) grade‑level overhead doors
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
$238,188
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
7.31%
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%
$4,763,760
$4.8M
Cap Rate 7%
$3,402,686
$3.4M
Cap Rate 9%
$2,646,533
$2.6M
Market Conditions
NOI Build-Up for 15,943 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
$382.6K $24.00/SF
− Vacancy
−$65.0K −$4.08/SF
EGI
$317.6K $19.92/SF
− OpEx
−$79.4K −$4.98/SF
NOI
$238.2K $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%
$4,763,760
Cap Rate 7%
$3,402,686
Cap Rate 9%
$2,646,533
Alternative Uses
Best Use
Office B
$3.40M
$2.98M – $3.97M
NOI $238,188 @ 7.0% cap · market cap 7.31%
Second Best
Warehouse
$1.54M
$1.35M – $1.80M
NOI $108,146 @ 7.0% cap · market cap 3.32%
Theoretical Best
Office A
$4.54M
$3.97M – $5.29M
NOI $317,585 @ 7.0% cap · market cap 9.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,135
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32750, FL
25,261
Population
10,541
Households
2.4
Avg Household Size
43
Median Age
37%
College-Educated
93%
High-School Grad
11.4 sq mi
ZIP Area
2,216
Density / Sq Mi
$85,227
Median Household Income
$48,311
Median Earnings
$1,633
Median Rent
$350,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Three-building commercial campus combines office space with a warehouse shed.
Where is this flex space located?
The property is located at 150 Dog Track Road Longwood, FL.
What is the asking price?
The asking price for this property is $3,260,000.
What are key features of this property?
This property features: 15,943± SF across 3 buildings on a 1.53± acre site; 7,693± SF single‑story office building plus 6,050± SF two‑story office building; 2,200± SF warehouse shed with (2) grade‑level overhead doors
