Freestanding Office
For Sale
$1,350,000
221 W STATE ROAD 434, Longwood, FL 32750
Commercial Sale, LONGWOOD, FL
Property Size4,549 SF
Lot Size0.63 Acres
Price / SF$296.77
Days on Market93
Property Features for 221 W STATE ROAD 434
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
NMU
Window features
Blinds
Appliances
Dishwasher, Microwave, Refrigerator
Subdivision
RANDS ADD TO LONGWOOD
Lot features
Paved
Directions
From I-4- take 434 down and then turn Left onto S. Milwee St. Then make 1st Right onto W Pine Ave. Then Right into the back entrance of the building & drive through to front of building. - From 17-92 - take 434 down and turn right into 221 W SR 434.
Standard status
Active
APN
31-20-30-502-0000-0020
Size
4,549 SF
Lot size
0.63 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ALL LOTS 2 3 18 & 19 & ELY 10 FT OF LOTS 4 & 17 (LESS RD) RANDS ADD TO LONGWOOD PB 1 PG 16
Tax Annual Amount
12321
Legal Description
ALL LOTS 2 3 18 & 19 & ELY 10 FT OF LOTS 4 & 17 (LESS RD) RANDS ADD TO LONGWOOD PB 1 PG 16
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
kitchen
signage
Building Details
Year built
1977
Floors in Building
1
Flooring type
Tile - Ceramic, Carpet
Building materials
Block
Roof type
Shingle
Listing Agency:
DIVERSIFIED REALTY HOLDINGS
(407) 772-2274
Listed By:
James Broadus · License #3064032
(407) 486-8063
Added: Jun 5
Changed: Aug 24
Last Checked: Sep 5 at 4:06PM
MLS# O6413553
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 freestanding office property contains 4,549 square feet within a block-constructed building completed in 1977. The existing layout includes six private offices, two large open work areas, three bathrooms, a kitchen, and open flex space. Ceramic tile and carpet flooring, central heating, and central air are in place, with public water and public sewer serving the property.
The 0.63-acre site has 110 feet of frontage along State Road 434 and includes 14 on-site parking spaces, including one ADA-accessible space. Two access points connect to SR 434, with additional drive-through access toward W. Pine Avenue. The property is adjacent to an Orlando Health Emergency Department and is within 1 mile of I-4, with access to Ronald Reagan Boulevard and U.S. Highway 17-92.
The 0.63-acre site has 110 feet of frontage along State Road 434 and includes 14 on-site parking spaces, including one ADA-accessible space. Two access points connect to SR 434, with additional drive-through access toward W. Pine Avenue. The property is adjacent to an Orlando Health Emergency Department and is within 1 mile of I-4, with access to Ronald Reagan Boulevard and U.S. Highway 17-92.
Key Highlights
- 4,549 SF freestanding office building on 0.63 acres
- Existing layout includes 6 private offices, 2 open work areas, 3 bathrooms, kitchen, and flex space
- 110 feet of frontage along SR 434
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
$67,962
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
5.03%
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%
$1,359,240
$1.4M
Cap Rate 7%
$970,886
$970.9K
Cap Rate 9%
$755,133
$755.1K
Market Conditions
NOI Build-Up for 4,549 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
$109.2K $24.00/SF
− Vacancy
−$18.6K −$4.08/SF
EGI
$90.6K $19.92/SF
− OpEx
−$22.7K −$4.98/SF
NOI
$68.0K $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%
$1,359,240
Cap Rate 7%
$970,886
Cap Rate 9%
$755,133
Alternative Uses
Best Use
Office B
$970.9K
$849.5K – $1.13M
NOI $67,962 @ 7.0% cap · market cap 5.03%
Second Best
Healthcare Medical
$926.4K
$810.6K – $1.08M
NOI $64,851 @ 7.0% cap · market cap 4.80%
Theoretical Best
Office A
$1.29M
$1.13M – $1.51M
NOI $90,616 @ 7.0% cap · market cap 6.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,013
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 - Flexible professional space with private offices, open work areas, support rooms, and prominent building signage.
Where is this office building located?
The property is located at 221 W STATE ROAD 434 Longwood, FL.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 4,549 SF freestanding office building on 0.63 acres; Existing layout includes 6 private offices, 2 open work areas, 3 bathrooms, kitchen, and flex space; 110 feet of frontage along SR 434
