Maitland Office Building For
For Sale
$1,200,000
166 Lookout Pl, Maitland, FL 32751
Prestigious Maitland office building in a thriving business corridor.
Property Size4,577 SF
Days on Market169
Property Features for 166 Lookout Pl
General Information
Standard status
Active
Size
4,577 SF
Class
B
Property subtype
Office
Building Details
Building Size
4,577 SF
Year Built
1991
Listing Agency:
(689) 254-5716
Listed By:
Michael Curtis · License #FL #SL3528010
Source:
Millenia-partners
Added: Mar 6
Changed: Aug 16
Last Checked: Aug 22 at 4:44AM
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 Michael Curtis
Investment Insights
Based on property information with market context.
Located in Maitland's office corridor, 166 Lookout Place offers connectivity for businesses. The location provides a business address in a well-regarded office market. The area’s population growth and skilled workforce have contributed to a healthy business climate. Rising rental rates and sustained demand in the submarket make this location financially compelling. Maitland has historically been a key employment hub outside Orlando’s urban core, and it continues to thrive with new investments and developments bolstering the market. The location combines accessibility, prestige, and growth potential, offering an ideal setting for businesses.
Key Highlights
- Prestigious business address in a well‑regarded office market.
- Located in the heart of Maitland's thriving office corridor, offering exceptional connectivity.
- Strong growth potential due to surging population and skilled workforce.
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
$68,380
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
5.70%
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%
$1,367,600
$1.4M
Cap Rate 7%
$976,857
$976.9K
Cap Rate 9%
$759,778
$759.8K
Market Conditions
NOI Build-Up for 4,577 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
$109.8K $24.00/SF
− Vacancy
−$18.7K −$4.08/SF
EGI
$91.2K $19.92/SF
− OpEx
−$22.8K −$4.98/SF
NOI
$68.4K $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%
$1,367,600
Cap Rate 7%
$976,857
Cap Rate 9%
$759,778
Alternative Uses
Best Use
Office B
$976.9K
$854.8K – $1.14M
NOI $68,380 @ 7.0% cap · market cap 5.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.30M
$1.14M – $1.52M
NOI $91,174 @ 7.0% cap · market cap 7.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,322
Businesses Nearby
Explore this area
Business Placement
Demographics for 32751, FL
23,230
Population
10,730
Households
2.2
Avg Household Size
40
Median Age
56%
College-Educated
96%
High-School Grad
7.0 sq mi
ZIP Area
3,319
Density / Sq Mi
$94,277
Median Household Income
$51,357
Median Earnings
$1,841
Median Rent
$433,100
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?
Office building - Prestigious Maitland office building in a thriving business corridor.
Where is this office building located?
The property is located at 166 Lookout Pl Maitland, FL.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Prestigious business address in a well‑regarded office market.; Located in the heart of Maitland's thriving office corridor, offering exceptional connectivity.; Strong growth potential due to surging population and skilled workforce.
