Two-Building Office
For Sale
$950,000
180 S RONALD REAGAN BOULEVARD, Longwood, FL 32750
Two freestanding office buildings offer storefront exposure and multiple private entrances with 10 on-site parking spaces.
Property Size3,265 SF
Price / SF$290.96
Days on Market55
Property Features for 180 S RONALD REAGAN BOULEVARD
General Information
Standard status
Active
Size
3,265 SF
Total Parking Spaces
10
Property subtype
Commercial
Zoning
General Commercial
Building Details
Year Built
1962
Listing Agency:
PREMIUM PROPERTIES R.E SERVICE
(407) 342-9884
Listed By:
Marya Pemberton · License #3358681
(407) 342-9884
Source:
Mbifloridarealty
Added: Jun 26
Changed: Jul 10
Last Checked: Aug 18 at 12:22AM
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 PREMIUM PROPERTIES R.E SERVICE
Investment Insights
Based on property information with market context.
This listing includes two freestanding commercial buildings totaling 3,265 sq. ft. of office space, both zoned for General Commercial use. The 980 sq. ft. front building is set up with four private offices, a reception area or workspace, one bathroom, and three separate entrance areas, including a rear office entry for additional privacy.
The larger secondary building provides 2,285 sq. ft. configured as two adjoining suites. The newly renovated first suite features new luxury vinyl flooring throughout, custom built-in cabinets, an updated bathroom, three large private offices, a sizable work area, and a lobby/reception area, with a second private entrance supporting internal separation. The second suite includes two entrances, a 168 sq. ft. lobby/reception area, a kitchen, one bathroom, one 210 sq. ft. office with a closet, and a former salon area that can function as a multi-office workspace or be divided into additional offices or a conference area.
Outside, the shared parking lot includes 10 spaces, with seven currently marked in front of the rear building. The buildings provide storefront exposure to Ronald Reagan Blvd and sit adjacent to the corner of SR 434, with access oriented to a high-traffic corridor and nearby retail, restaurants, SunRail in downtown Longwood, and the Orlando Health Emergency Department.
The larger secondary building provides 2,285 sq. ft. configured as two adjoining suites. The newly renovated first suite features new luxury vinyl flooring throughout, custom built-in cabinets, an updated bathroom, three large private offices, a sizable work area, and a lobby/reception area, with a second private entrance supporting internal separation. The second suite includes two entrances, a 168 sq. ft. lobby/reception area, a kitchen, one bathroom, one 210 sq. ft. office with a closet, and a former salon area that can function as a multi-office workspace or be divided into additional offices or a conference area.
Outside, the shared parking lot includes 10 spaces, with seven currently marked in front of the rear building. The buildings provide storefront exposure to Ronald Reagan Blvd and sit adjacent to the corner of SR 434, with access oriented to a high-traffic corridor and nearby retail, restaurants, SunRail in downtown Longwood, and the Orlando Health Emergency Department.
Key Highlights
- Two freestanding commercial buildings in Longwood with a combined 3,265 sq. ft. office space.
- Zoned General Commercial for versatile business use with multiple private entrance areas across both buildings.
- 980 sq. ft. front building includes 4 private offices, reception/workspace, bathroom, and 3 separate entrance areas.
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
$48,779
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
5.13%
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%
$975,580
$975.6K
Cap Rate 7%
$696,843
$696.8K
Cap Rate 9%
$541,989
$542.0K
Market Conditions
NOI Build-Up for 3,265 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
$78.4K $24.00/SF
− Vacancy
−$13.3K −$4.08/SF
EGI
$65.0K $19.92/SF
− OpEx
−$16.3K −$4.98/SF
NOI
$48.8K $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%
$975,580
Cap Rate 7%
$696,843
Cap Rate 9%
$541,989
Alternative Uses
Best Use
Office B
$696.8K
$609.7K – $813.0K
NOI $48,779 @ 7.0% cap · market cap 5.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$929.1K
$813.0K – $1.08M
NOI $65,039 @ 7.0% cap · market cap 6.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,167
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Office building - Two freestanding office buildings offer storefront exposure and multiple private entrances with 10 on-site parking spaces.
Where is this office building located?
The property is located at 180 S RONALD REAGAN BOULEVARD Longwood, FL.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Two freestanding commercial buildings in Longwood with a combined 3,265 sq. ft. office space.; Zoned General Commercial for versatile business use with multiple private entrance areas across both buildings.; 980 sq. ft. front building includes 4 private offices, reception/workspace, bathroom, and 3 separate entrance areas.
