Freestanding Flex Office
For Sale
$1,899,999
1665 EE Williamson Road, Longwood, FL 32779
Freestanding building with flexible interior layout and ample parking, well-suited for office, school, daycare, or religious use.
Property Size9,648 SF
Lot Size1.67 Acres
Price / SF$196.93
Days on Market95
Property Features for 1665 EE Williamson Road
General Information
Standard status
Active
Size
9,648 SF
Class
B
Total Parking Spaces
51
Lot size
1.67 Acres
Property subtype
Office
Additional Details
Highway Access
Yes
Building Details
Building Size
9,648 SF
Listing Agency:
NAI Realvest | Orlando
Listed By:
Stian Funk · License #SL3513566
(407) 949-0747
Source:
Realvest
Added: Jun 2
Changed: Aug 14
Last Checked: Sep 2 at 3:55PM
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 NAI Realvest | Orlando
Investment Insights
Based on property information with market context.
This freestanding property offers a functional, flexible interior configuration within a 9,648± SF building, making it adaptable for multiple light institutional and professional uses. The site is gated and includes 51 on-site parking spaces for convenient access and operations. Prominent monument signage is available along EE Williamson Road, supporting visibility for business and community-oriented tenants.
Located in Seminole County, the property sits just off Markham Woods Road with quick access to I-4 and SR 434. The site is adjacent to the Seminole Wekiva Trail, adding an accessible outdoor context, and the surrounding area includes strong demographics and residential communities.
With its flexible layout, parking, and signage, the building is positioned as a practical choice for organizations seeking a standalone campus-style setup. The space is described as vacant and available for immediate occupancy, which can support fast move-in timelines for an office user, a school or learning program, a daycare operator, or a religious organization requiring dedicated facilities.
Located in Seminole County, the property sits just off Markham Woods Road with quick access to I-4 and SR 434. The site is adjacent to the Seminole Wekiva Trail, adding an accessible outdoor context, and the surrounding area includes strong demographics and residential communities.
With its flexible layout, parking, and signage, the building is positioned as a practical choice for organizations seeking a standalone campus-style setup. The space is described as vacant and available for immediate occupancy, which can support fast move-in timelines for an office user, a school or learning program, a daycare operator, or a religious organization requiring dedicated facilities.
Key Highlights
- 9,648± SF freestanding building on 1.67± acres in Seminole County
- Suitable for office, school, daycare, or religious use with a flexible interior configuration
- Gated property with 51 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
$144,141
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
7.59%
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%
$2,882,820
$2.9M
Cap Rate 7%
$2,059,157
$2.1M
Cap Rate 9%
$1,601,567
$1.6M
Market Conditions
NOI Build-Up for 9,648 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
$231.6K $24.00/SF
− Vacancy
−$39.4K −$4.08/SF
EGI
$192.2K $19.92/SF
− OpEx
−$48.0K −$4.98/SF
NOI
$144.1K $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%
$2,882,820
Cap Rate 7%
$2,059,157
Cap Rate 9%
$1,601,567
Alternative Uses
Best Use
Office B
$2.06M
$1.80M – $2.40M
NOI $144,141 @ 7.0% cap · market cap 7.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.75M
$2.40M – $3.20M
NOI $192,188 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
106
Businesses Nearby
Explore this area
Business Placement
Demographics for 32779, FL
29,321
Population
11,644
Households
2.5
Avg Household Size
45
Median Age
55%
College-Educated
97%
High-School Grad
18.9 sq mi
ZIP Area
1,551
Density / Sq Mi
$115,931
Median Household Income
$59,849
Median Earnings
$1,925
Median Rent
$458,700
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 - Freestanding building with flexible interior layout and ample parking, well-suited for office, school, daycare, or religious use.
Where is this office building located?
The property is located at 1665 EE Williamson Road Longwood, FL.
What is the asking price?
The asking price for this property is $1,899,999.
What are key features of this property?
This property features: 9,648± SF freestanding building on 1.67± acres in Seminole County; Suitable for office, school, daycare, or religious use with a flexible interior configuration; Gated property with 51 on‑site parking spaces
