Two-Building Office
For Sale
$850,000
180 S RONALD REAGAN Boulevard, Longwood, FL 32750
Commercial Sale, LONGWOOD, FL
Property Size3,202 SF
Lot Size0.23 Acres
Price / SF$265.46
Days on Market72
Property Features for 180 S RONALD REAGAN Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GC
Appliances
Refrigerator
Subdivision
GLENROSE LEA
Directions
From i-4 E, Take exit 94 toward SR-434 E/Longwood/Winter Springs/Hospital. Turn right onto W State Road 434 (SR-434 E) toward Longwood/Winter Springs/Hospital. Go for 2.7 mi. Turn right onto S Ronald Reagan Blvd (CR-427 S) Go 308 ft Turn Right onto W evergreen Ave. Destination will be on left.
Standard status
Active
APN
06-21-30-502-0200-0010
Size
3,202 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 1 + S 25 FT OF ST ADJ ON N (LESS RD) BLK 2 GLENROSE LEA PB 4 PG 53
Tax Annual Amount
5889
Legal Description
LOT 1 + S 25 FT OF ST ADJ ON N (LESS RD) BLK 2 GLENROSE LEA PB 4 PG 53
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1962
Floors in Building
1
Flooring type
Carpet, Vinyl, Laminate
Building materials
Brick, Metal Frame, Stucco, Frame
Listing Agency:
PREMIUM PROPERTIES R.E SERVICE
(407) 380-2800
Listed By:
Marya Pemberton · License #3358681
(407) 342-9884
Added: Jun 26
Changed: Aug 21
Last Checked: Sep 5 at 10:06AM
MLS# O6416372
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This office property includes two freestanding buildings at 180 S Ronald Reagan Boulevard in Longwood. The interiors provide private offices, reception areas, workspaces, bathrooms, kitchens, separate entrances, and customizable suite layouts. One suite includes updated finishes, luxury vinyl flooring, built-in cabinetry, three private offices, and a dedicated entrance. The other includes a lobby, kitchen, bathroom, private office, and adaptable former salon space.
The property is zoned GC and positioned along Ronald Reagan Boulevard near the corner of SR 434. Storefront exposure is associated with 11,300 views on Ronald Reagan Boulevard and 44,200 views at the adjacent SR 434 corner. The site includes 10 parking spaces, with 7 marked in front of the rear building. Nearby retail, restaurants, the Sun Rail station in downtown Longwood, and Orlando Health Emergency Department add established commercial and service context.
The property is zoned GC and positioned along Ronald Reagan Boulevard near the corner of SR 434. Storefront exposure is associated with 11,300 views on Ronald Reagan Boulevard and 44,200 views at the adjacent SR 434 corner. The site includes 10 parking spaces, with 7 marked in front of the rear building. Nearby retail, restaurants, the Sun Rail station in downtown Longwood, and Orlando Health Emergency Department add established commercial and service context.
Key Highlights
- Two freestanding office buildings with private offices, reception areas, workspaces, and separate entrances
- GC zoning for General Commercial use
- 11,300 views on Ronald Reagan Boulevard and 44,200 views at the adjacent SR 434 corner
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
$47,838
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
5.63%
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%
$956,760
$956.8K
Cap Rate 7%
$683,400
$683.4K
Cap Rate 9%
$531,533
$531.5K
Market Conditions
NOI Build-Up for 3,202 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
$76.8K $24.00/SF
− Vacancy
−$13.1K −$4.08/SF
EGI
$63.8K $19.92/SF
− OpEx
−$15.9K −$4.98/SF
NOI
$47.8K $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%
$956,760
Cap Rate 7%
$683,400
Cap Rate 9%
$531,533
Alternative Uses
Best Use
Office B
$683.4K
$598.0K – $797.3K
NOI $47,838 @ 7.0% cap · market cap 5.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$911.2K
$797.3K – $1.06M
NOI $63,784 @ 7.0% cap · market cap 7.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
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 - General Commercial zoning supports multiple office configurations across two freestanding buildings with separate entrances.
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 $850,000.
What are key features of this property?
This property features: Two freestanding office buildings with private offices, reception areas, workspaces, and separate entrances; GC zoning for General Commercial use; 11,300 views on Ronald Reagan Boulevard and 44,200 views at the adjacent SR 434 corner
