Freestanding Professional Office
For Sale
Under Contract
$695,500
1977 DUNDEE Drive, Winter Park, FL 32792
SINGLE_FAMILY - WINTER PARK, FL
Property Size1,656 SF
Lot Size0.19 Acres
Price / SF$419.99
Days on Market344
Property Features for 1977 DUNDEE Drive
General Information
Property type
Residential
Property subtype
Office
Zoning
O-2
Security features
Security System
Appliances
Refrigerator
Subdivision
ALOMA
Lot features
Corner Lot, City Limits, Landscaped, Paved
Directions
FROM LAKEMONT AND ALOMA, SOUTH ON LAKEMONT LEFT ON DUNDEE, OFFICE IS ON THE LEFT.
Standard status
Active Under Contract
APN
09-22-30-0120-04-121
Size
1,656 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ALOMA SECTION 1 O/51 LOTS 12 & 13 (LESSW 70 FT) BLK 4
Tax Annual Amount
9671
Legal Description
ALOMA SECTION 1 O/51 LOTS 12 & 13 (LESSW 70 FT) BLK 4
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1955
Flooring type
Carpet, Tile
Building materials
Block, Frame
Roof type
Shingle
Listing Agency:
HOMEVEST REALTY
(407) 897-5400
Listed By:
Janice Cullity · License #493532
(407) 376-4010
Added: Sep 4, 2025
Changed: Jul 28
Last Checked: Aug 13 at 2:06AM
MLS# O6341378
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.
Freestanding professional office building zoned O-2 located at 1977 Dundee Drive in Winter Park. The building sits on a corner lot and is arranged with five office areas and a large front entry that can be divided, along with two private entrances, two bathrooms, and a small kitchen. Original hardwood floors are part of the interior character, and the property includes a fenced-in backyard.
Parking is available both on-site and along the street, supporting convenient access for staff and visitors. The building is set within a two-block district of small business offices, including medical, financial, and fitness uses, surrounded by desirable residential neighborhoods. Nearby conveniences include Advent Health, restaurants and shops, and Ward Park, a 66.4-acre sports complex with the Loch Lomond Trail.
Rollins College and Park Avenue are also located just minutes away, providing additional day-to-day amenities for the area’s workforce and clientele.
Parking is available both on-site and along the street, supporting convenient access for staff and visitors. The building is set within a two-block district of small business offices, including medical, financial, and fitness uses, surrounded by desirable residential neighborhoods. Nearby conveniences include Advent Health, restaurants and shops, and Ward Park, a 66.4-acre sports complex with the Loch Lomond Trail.
Rollins College and Park Avenue are also located just minutes away, providing additional day-to-day amenities for the area’s workforce and clientele.
Key Highlights
- Free‑standing professional office building on a spacious corner lot with ample on‑site parking plus street parking
- Zoned O‑2 and laid out with five office areas plus a large front entry that can be divided
- Two private entrances and two bathrooms, along with a small kitchen
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
$24,741
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
3.56%
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%
$494,820
$494.8K
Cap Rate 7%
$353,443
$353.4K
Cap Rate 9%
$274,900
$274.9K
Market Conditions
NOI Build-Up for 1,656 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
$39.7K $24.00/SF
− Vacancy
−$6.8K −$4.08/SF
EGI
$33.0K $19.92/SF
− OpEx
−$8.2K −$4.98/SF
NOI
$24.7K $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%
$494,820
Cap Rate 7%
$353,443
Cap Rate 9%
$274,900
Alternative Uses
Best Use
Office B
$353.4K
$309.3K – $412.4K
NOI $24,741 @ 7.0% cap · market cap 3.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$471.3K
$412.4K – $549.8K
NOI $32,988 @ 7.0% cap · market cap 4.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,490
Businesses Nearby
Explore this area
Business Placement
Demographics for 32792, FL
51,376
Population
24,169
Households
2.1
Avg Household Size
36
Median Age
42%
College-Educated
91%
High-School Grad
12.1 sq mi
ZIP Area
4,246
Density / Sq Mi
$66,176
Median Household Income
$39,326
Median Earnings
$1,612
Median Rent
$343,500
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 office building on a corner lot with ample on-site and street parking and a fenced backyard.
Where is this office building located?
The property is located at 1977 DUNDEE Drive Winter Park, FL.
What is the asking price?
The asking price for this property is $695,500.
What are key features of this property?
This property features: Free‑standing professional office building on a spacious corner lot with ample on‑site parking plus street parking; Zoned O‑2 and laid out with five office areas plus a large front entry that can be divided; Two private entrances and two bathrooms, along with a small kitchen
