Freestanding Executive Office
New
For Sale
$350,000
25 E PINECREST Ave, Eustis, FL 32726
Six private offices, shared reception space, and two bathrooms create a flexible professional workplace.
Property Size1,848 SF
Price / SF$189.39
Days on Market2
Property Features for 25 E PINECREST Ave
General Information
Standard status
Active
Size
1,848 SF
Property subtype
Commercial
Zoning
C-1
Taxes and HOA fees
Annual Taxes
$3,407
Building Details
Building Size
1,848 SF
Year Built
1944
Buildings
1
Tenancy
Multi
Listing Agency:
PRIMEFIT PROPERTIES LLC
(407) 305-2284
Listed By:
Nick Vaseloff · License #3571295
(407) 305-2284
Source:
Elliman
Added: Aug 10
Changed: Aug 11
Last Checked: Aug 11 at 8:20AM
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 PRIMEFIT PROPERTIES LLC
Investment Insights
Based on property information with market context.
This freestanding office property in Eustis contains 1,848 SF and was built in 1944. The interior has been newly configured with six private offices, each featuring individual keypad access, along with common reception areas and two bathrooms. The layout supports separate office occupancy within a professional setting and can accommodate an owner-user arrangement with additional offices available for leasing.
The property is located at 25 E Pinecrest Ave, just off South Bay Street, with established commercial activity surrounding the site. C-1 Neighborhood Commercial zoning is identified for office, retail, wellness, and service-oriented uses, subject to independent verification. Individual office leasing and management are facilitated through LiquidSpace, which is currently used for the property’s flexible workspace setup. Walk Score is 24 and Bike Score is 21.
The property is located at 25 E Pinecrest Ave, just off South Bay Street, with established commercial activity surrounding the site. C-1 Neighborhood Commercial zoning is identified for office, retail, wellness, and service-oriented uses, subject to independent verification. Individual office leasing and management are facilitated through LiquidSpace, which is currently used for the property’s flexible workspace setup. Walk Score is 24 and Bike Score is 21.
Key Highlights
- 1,848 SF freestanding office property at 25 E Pinecrest Ave, Eustis, FL 32726
- Six newly configured private offices with individual keypad access
- Common reception areas and two bathrooms
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
$27,609
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
7.89%
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%
$552,180
$552.2K
Cap Rate 7%
$394,414
$394.4K
Cap Rate 9%
$306,767
$306.8K
Market Conditions
NOI Build-Up for 1,848 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
$44.4K $24.00/SF
− Vacancy
−$7.5K −$4.08/SF
EGI
$36.8K $19.92/SF
− OpEx
−$9.2K −$4.98/SF
NOI
$27.6K $14.94/SF
Area
Lake 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%
$552,180
Cap Rate 7%
$394,414
Cap Rate 9%
$306,767
Alternative Uses
Best Use
Office B
$394.4K
$345.1K – $460.2K
NOI $27,609 @ 7.0% cap · market cap 7.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$525.9K
$460.2K – $613.5K
NOI $36,812 @ 7.0% cap · market cap 10.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
693
Businesses Nearby
Explore this area
Business Placement
Demographics for 32726, FL
23,012
Population
11,168
Households
2.1
Avg Household Size
45
Median Age
21%
College-Educated
88%
High-School Grad
11.5 sq mi
ZIP Area
2,001
Density / Sq Mi
$60,750
Median Household Income
$37,197
Median Earnings
$1,027
Median Rent
$230,400
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 - Six private offices, shared reception space, and two bathrooms create a flexible professional workplace.
Where is this office building located?
The property is located at 25 E PINECREST Ave Eustis, FL.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 1,848 SF freestanding office property at 25 E Pinecrest Ave, Eustis, FL 32726; Six newly configured private offices with individual keypad access; Common reception areas and two bathrooms
