Standalone Medical Office
For Sale
$1,500,000
25 WINDSORMERE WAY, Oviedo, FL 32765
Standalone medical or office building with a reception area, exam rooms, private offices, and plenty of parking.
Property Size4,060 SF
Price / SF$369.46
Days on Market51
Property Features for 25 WINDSORMERE WAY
General Information
Standard status
Active
Size
4,060 SF
Property subtype
Medical Office
Building Details
Year Built
2006
Listing Agency:
ORLANDO GOLF ESTATES
(407) 592-7296
Listed By:
Scott Langevin · License #699270
Source:
Dennisrealty
Added: Jul 25
Changed: Sep 12
Last Checked: Sep 12 at 5:54AM
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 ORLANDO GOLF ESTATES
Investment Insights
Based on property information with market context.
Available now, this standalone office building is well-suited for professional medical or office use. The interior features a reception area, five exam rooms, a break room, and multiple private offices.
The property is located near Oviedo Medical Center and Oviedo High School, with convenient access to SR417, SR426, and SR434.
On-site parking is available, supporting day-to-day client and staff access.
The property is located near Oviedo Medical Center and Oviedo High School, with convenient access to SR417, SR426, and SR434.
On-site parking is available, supporting day-to-day client and staff access.
Key Highlights
- Stand‑alone office/medical building built in 2006
- Reception area, 5 exam rooms, break room, and private offices
- Plenty of parking on‑site
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
$60,656
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
4.04%
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%
$1,213,120
$1.2M
Cap Rate 7%
$866,514
$866.5K
Cap Rate 9%
$673,956
$674.0K
Market Conditions
NOI Build-Up for 4,060 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
$97.4K $24.00/SF
− Vacancy
−$16.6K −$4.08/SF
EGI
$80.9K $19.92/SF
− OpEx
−$20.2K −$4.98/SF
NOI
$60.7K $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%
$1,213,120
Cap Rate 7%
$866,514
Cap Rate 9%
$673,956
Alternative Uses
Best Use
Office B
$866.5K
$758.2K – $1.01M
NOI $60,656 @ 7.0% cap · market cap 4.04%
Second Best
Healthcare Medical
$826.8K
$723.5K – $964.7K
NOI $57,879 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$1.16M
$1.01M – $1.35M
NOI $80,875 @ 7.0% cap · market cap 5.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,242
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 32765, FL
65,228
Population
23,389
Households
2.8
Avg Household Size
36
Median Age
53%
College-Educated
96%
High-School Grad
39.0 sq mi
ZIP Area
1,673
Density / Sq Mi
$99,161
Median Household Income
$48,595
Median Earnings
$1,870
Median Rent
$418,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Standalone medical or office building with a reception area, exam rooms, private offices, and plenty of parking.
Where is this medical office space located?
The property is located at 25 WINDSORMERE WAY Oviedo, FL.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Stand‑alone office/medical building built in 2006; Reception area, 5 exam rooms, break room, and private offices; Plenty of parking on‑site
