Standalone Medical Office
New
For Sale
$549,000
2105 S PARK, Sanford, FL 32771
Former pediatric practice with private parking and a fenced yard.
Property Size1,550 SF
Days on Market2
Property Features for 2105 S PARK
General Information
Standard status
Active
Size
1,550 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$3,956
Building Details
Building Size
1,550 SF
Year Built
1966
Buildings
1
Listing Agency:
Charles Rutenberg Realty Orlando LLC
Listed By:
Farzana Zalil · License #3443596
(407) 617-3258
Source:
Elliman
Added: Sep 4
Last Checked: Sep 4 at 2:12PM
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 Charles Rutenberg Realty Orlando LLC
Investment Insights
Based on property information with market context.
This standalone medical office building at 2105 S PARK in Sanford was built in 1966 and previously housed a pediatrician’s office. The existing configuration supports medical, wellness, and professional office use, while the property includes a private parking lot and fenced yard.
The building is positioned on Park Avenue near Downtown Sanford and the Sanford/Lake Mary corridor. Walkability measures include a walk score of 70, a bike score of 53, and a transit score of 26.
The building is positioned on Park Avenue near Downtown Sanford and the Sanford/Lake Mary corridor. Walkability measures include a walk score of 70, a bike score of 53, and a transit score of 26.
Key Highlights
- Standalone medical office building at 2105 S PARK, Sanford, FL 32771
- Built in 1966
- Previously operated as a pediatrician’s office
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
$23,157
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
4.22%
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%
$463,140
$463.1K
Cap Rate 7%
$330,814
$330.8K
Cap Rate 9%
$257,300
$257.3K
Market Conditions
NOI Build-Up for 1,550 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
$37.2K $24.00/SF
− Vacancy
−$6.3K −$4.08/SF
EGI
$30.9K $19.92/SF
− OpEx
−$7.7K −$4.98/SF
NOI
$23.2K $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%
$463,140
Cap Rate 7%
$330,814
Cap Rate 9%
$257,300
Alternative Uses
Best Use
Office B
$330.8K
$289.5K – $386.0K
NOI $23,157 @ 7.0% cap · market cap 4.22%
Second Best
Healthcare Medical
$315.7K
$276.2K – $368.3K
NOI $22,097 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$441.1K
$386.0K – $514.6K
NOI $30,876 @ 7.0% cap · market cap 5.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
608
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32771, FL
57,178
Population
24,062
Households
2.4
Avg Household Size
37
Median Age
35%
College-Educated
91%
High-School Grad
37.5 sq mi
ZIP Area
1,525
Density / Sq Mi
$74,520
Median Household Income
$43,321
Median Earnings
$1,584
Median Rent
$332,500
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?
Medical Office Space - Former pediatric practice with private parking and a fenced yard.
Where is this medical office space located?
The property is located at 2105 S PARK Sanford, FL.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Standalone medical office building at 2105 S PARK, Sanford, FL 32771; Built in 1966; Previously operated as a pediatrician’s office
