Two-Entrance Office
For Sale
$425,000
157 E NEW ENGLAND AVENUE #302, Winter Park, FL 32789
C-2-zoned office suite with separate entry points near Park Avenue and Winter Park destinations.
Property Size940 SF
Price / SF$452.13
Days on Market115
Property Features for 157 E NEW ENGLAND AVENUE #302
General Information
Standard status
Active
Size
940 SF
Property subtype
Commercial
Zoning
C-2
Taxes and HOA fees
Annual Taxes
$2,918
Building Details
Building Size
940 SF
Year Built
1956
Listing Agency:
SANDRONI HOLDINGS REAL ESTATE LLC
(407) 592-2211
Listed By:
Dante Sandroni
(407) 592-2211
Source:
Mbifloridarealty
Added: May 8
Changed: Aug 29
Last Checked: Aug 29 at 11:44AM
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 SANDRONI HOLDINGS REAL ESTATE LLC
Investment Insights
Based on property information with market context.
This 940-square-foot office unit is configured with two separate entrances, providing distinct points of access within the suite. The property was built in 1956 and carries C-2 zoning.
Located near Park Avenue in Winter Park, the office is within walking distance of New General and AVA MediterrAegean. The address places the suite within a Central Florida business district surrounded by established dining and coffee destinations.
Located near Park Avenue in Winter Park, the office is within walking distance of New General and AVA MediterrAegean. The address places the suite within a Central Florida business district surrounded by established dining and coffee destinations.
Key Highlights
- 940‑square‑foot office unit
- Two separate entrances
- C‑2 zoning
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
$14,044
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
3.30%
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%
$280,880
$280.9K
Cap Rate 7%
$200,629
$200.6K
Cap Rate 9%
$156,044
$156.0K
Market Conditions
NOI Build-Up for 940 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
$22.6K $24.00/SF
− Vacancy
−$3.8K −$4.08/SF
EGI
$18.7K $19.92/SF
− OpEx
−$4.7K −$4.98/SF
NOI
$14.0K $14.94/SF
Area
Orange 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%
$280,880
Cap Rate 7%
$200,629
Cap Rate 9%
$156,044
Alternative Uses
Best Use
Office B
$200.6K
$175.6K – $234.1K
NOI $14,044 @ 7.0% cap · market cap 3.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$267.5K
$234.1K – $312.1K
NOI $18,725 @ 7.0% cap · market cap 4.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,397
Businesses Nearby
Explore this area
Business Placement
Demographics for 32789, FL
26,399
Population
12,945
Households
2
Avg Household Size
44
Median Age
63%
College-Educated
98%
High-School Grad
7.8 sq mi
ZIP Area
3,384
Density / Sq Mi
$100,213
Median Household Income
$65,652
Median Earnings
$1,667
Median Rent
$695,000
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.
Frequently Asked Questions
What type of property is this?
Office units - C-2-zoned office suite with separate entry points near Park Avenue and Winter Park destinations.
Where is this office units located?
The property is located at 157 E NEW ENGLAND AVENUE #302 Winter Park, FL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 940‑square‑foot office unit; Two separate entrances; C‑2 zoning
