Freestanding Office
For Sale
Contact for pricing
2135 W State Rd 434, Longwood, FL 32779
Professional and medical office users are welcomed in a standalone commercial building with dedicated monument signage.
Property Size2,990 SF
Price / SF$284.28
Days on Market320
Property Features for 2135 W State Rd 434
General Information
Standard status
Active
Size
2,990 SF
Property subtype
OFFICE
Amenities
monument signage
Building Details
Buildings
1
Parking Ratio
4.5 per 1,000 SF
Listing Agency:
Foundry Commercial - Corporate
(772) 631-1258
Listed By:
Nick Heeb · License #SL3585642
Source:
Moodyscre
Added: Oct 16, 2025
Changed: Aug 30
Last Checked: Aug 30 at 5:35PM
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 Foundry Commercial - Corporate
Investment Insights
Based on property information with market context.
This freestanding office building contains 2,990 square feet and is configured for medical or professional office use. Monument signage is positioned to face State Road 434, providing an identifiable presence along the roadway. Parking is provided at a ratio of 4.5 spaces per 1,000 square feet.
The property is located at 2135 W State Rd 434 in Longwood, Florida. Availability is scheduled for November 2025, offering an established office setting for users seeking a standalone building with visible signage and on-site parking.
The property is located at 2135 W State Rd 434 in Longwood, Florida. Availability is scheduled for November 2025, offering an established office setting for users seeking a standalone building with visible signage and on-site parking.
Key Highlights
- 2,990‑square‑foot freestanding office building
- Monument signage facing SR 434
- Parking ratio of 4.5 spaces per 1,000 square feet
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
$44,671
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
5.26%
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%
$893,420
$893.4K
Cap Rate 7%
$638,157
$638.2K
Cap Rate 9%
$496,344
$496.3K
Market Conditions
NOI Build-Up for 2,990 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
$71.8K $24.00/SF
− Vacancy
−$12.2K −$4.08/SF
EGI
$59.6K $19.92/SF
− OpEx
−$14.9K −$4.98/SF
NOI
$44.7K $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%
$893,420
Cap Rate 7%
$638,157
Cap Rate 9%
$496,344
Alternative Uses
Best Use
Office B
$638.2K
$558.4K – $744.5K
NOI $44,671 @ 7.0% cap · market cap 5.26%
Second Best
Healthcare Medical
$608.9K
$532.8K – $710.4K
NOI $42,625 @ 7.0% cap · market cap 5.01%
Theoretical Best
Office A
$850.9K
$744.5K – $992.7K
NOI $59,561 @ 7.0% cap · market cap 7.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,290
Businesses Nearby
Explore this area
Business Placement
Demographics for 32779, FL
29,321
Population
11,644
Households
2.5
Avg Household Size
45
Median Age
55%
College-Educated
97%
High-School Grad
18.9 sq mi
ZIP Area
1,551
Density / Sq Mi
$115,931
Median Household Income
$59,849
Median Earnings
$1,925
Median Rent
$458,700
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 - Professional and medical office users are welcomed in a standalone commercial building with dedicated monument signage.
Where is this office building located?
The property is located at 2135 W State Rd 434 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: 2,990‑square‑foot freestanding office building; Monument signage facing SR 434; Parking ratio of 4.5 spaces per 1,000 square feet
