Freestanding Office Buildings with
For Sale
$850,000
180 S RONALD REAGAN BOULEVARD, Longwood, FL 32750
Two freestanding office buildings with storefront exposure, multiple private entrances, and 10 parking spaces for client access.
Property Size3,265 SF
Price / SF$260.34
Days on Market64
Property Features for 180 S RONALD REAGAN BOULEVARD
General Information
Standard status
Active
Size
3,265 SF
Total Parking Spaces
10
Property subtype
Business
Zoning
General Commercial
Building Details
Year Built
1962
Listing Agency:
PREMIUM PROPERTIES R.E SERVICE
(407) 380-2800
Listed By:
Marya Pemberton · License #3358681
Source:
Endlesssummerrealty
Added: Jun 26
Changed: Aug 28
Last Checked: Aug 28 at 11:31AM
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.
Two freestanding commercial office buildings are offered with a combined office area arranged for flexible business use under General Commercial zoning. The front building includes four private offices, a reception/workspace area, a bathroom, and three separate entrance areas, including an added rear office entry for additional privacy. The secondary building provides two adjoining suites that can be configured for different office layouts. The newly renovated first suite features luxury vinyl flooring, 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 separate access.
The property has storefront exposure along Ronald Reagan Blvd (11,300 views) and sits near the corner of SR 434 (44,200 views), supported by a large parking area. The parking lot includes 10 parking spaces, with 7 currently marked in front of the rear building.
The second suite has been previously used as a hair salon and includes two entrances, including a 168 sq. ft. lobby/reception area and a kitchen leading to a bathroom. A 210 sq. ft. office with a closet is included, along with a former salon area that can serve as a multi-office workspace or be divided into additional offices or a conference area with 356 sq. ft. of workspace. The surrounding area includes popular retailers and restaurants, and the location is near the Sun Rail station and the Orlando Health Emergency Department.
The property has storefront exposure along Ronald Reagan Blvd (11,300 views) and sits near the corner of SR 434 (44,200 views), supported by a large parking area. The parking lot includes 10 parking spaces, with 7 currently marked in front of the rear building.
The second suite has been previously used as a hair salon and includes two entrances, including a 168 sq. ft. lobby/reception area and a kitchen leading to a bathroom. A 210 sq. ft. office with a closet is included, along with a former salon area that can serve as a multi-office workspace or be divided into additional offices or a conference area with 356 sq. ft. of workspace. The surrounding area includes popular retailers and restaurants, and the location is near the Sun Rail station and the Orlando Health Emergency Department.
Key Highlights
- Two freestanding commercial buildings totaling 3,265 sq. ft. of office space, built in 1962
- Zoned for General Commercial use with flexible layout options for multiple business configurations
- Front building: 980 sq. ft. with 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
5.74%
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 5.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$929.1K
$813.0K – $1.08M
NOI $65,039 @ 7.0% cap · market cap 7.65%
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 with storefront exposure, multiple private entrances, and 10 parking spaces for client access.
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 commercial buildings totaling 3,265 sq. ft. of office space, built in 1962; Zoned for General Commercial use with flexible layout options for multiple business configurations; Front building: 980 sq. ft. with 4 private offices, reception/workspace, bathroom, and 3 separate entrance areas
