Freestanding Medical Office
New
For Sale
$850,000
2711 W State Road 434, Longwood, FL 32779
Existing clinical layout with reception, exam rooms, training space, and two restrooms.
Property Size3,230 SF
Price / SF$263.16
Days on Market4
Property Features for 2711 W State Road 434
General Information
Standard status
Active
Size
3,230 SF
Property subtype
Commercial
Building Details
Year Built
1983
Listing Agency:
RE/MAX CENTRAL REALTY
Listed By:
Bill Miller · License #3181406
(407) 415-2263
Source:
Realtygroupfl
Added: Sep 15
Changed: Sep 17
Last Checked: Sep 16 at 6:08PM
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 RE/MAX CENTRAL REALTY
Investment Insights
Based on property information with market context.
This freestanding office property is offered for sale or lease and contains an existing medical buildout. The interior includes a waiting and reception area, private exam rooms, an open training room, and 2 restrooms. Built in 1983, the well-maintained building provides a functional setting for medical office operations.
The property fronts W State Road 434 in Longwood, with almost 100 feet along SR-434 and over 40,000 Annual Average Daily Traffic through the area. Access to I-4 and SR436 is nearby, supporting regional travel to and from the office. WalkScore is 14, BikeScore is 28, and TransitScore is 28.
The property fronts W State Road 434 in Longwood, with almost 100 feet along SR-434 and over 40,000 Annual Average Daily Traffic through the area. Access to I-4 and SR436 is nearby, supporting regional travel to and from the office. WalkScore is 14, BikeScore is 28, and TransitScore is 28.
Key Highlights
- Almost 100 feet of frontage along SR‑434
- Over 40,000 Annual Average Daily Traffic through the area
- Existing medical buildout with waiting and reception areas
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
$48,256
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
5.68%
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%
$965,120
$965.1K
Cap Rate 7%
$689,371
$689.4K
Cap Rate 9%
$536,178
$536.2K
Market Conditions
NOI Build-Up for 3,230 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
$77.5K $24.00/SF
− Vacancy
−$13.2K −$4.08/SF
EGI
$64.3K $19.92/SF
− OpEx
−$16.1K −$4.98/SF
NOI
$48.3K $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%
$965,120
Cap Rate 7%
$689,371
Cap Rate 9%
$536,178
Alternative Uses
Best Use
Office B
$689.4K
$603.2K – $804.3K
NOI $48,256 @ 7.0% cap · market cap 5.68%
Second Best
Healthcare Medical
$657.8K
$575.6K – $767.5K
NOI $46,047 @ 7.0% cap · market cap 5.42%
Theoretical Best
Office A
$919.2K
$804.3K – $1.07M
NOI $64,342 @ 7.0% cap · market cap 7.57%
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
1,083
Businesses Nearby
Balanced
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
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Similar Off Market Nearby
- Spring Run Veterinary Hospital — 833 N State Rd 434, Altamonte Springs, FL 32714
- Petfolk Veterinary & Urgent Care - Altamonte Springs — 999 N State Rd 434 #1010, Altamonte Springs, FL 32714
- Sanlando Springs Animal Hospital — 2500 W State Rd 434, Longwood, FL 32779
- Dr. Franklin — 2500 W State Rd 434, Longwood, FL 32779
- Franklin Tabatha DVM — 2500 W State Rd 434, Longwood, FL 32779, United States
Frequently Asked Questions
What type of property is this?
Medical Office Space - Existing clinical layout with reception, exam rooms, training space, and two restrooms.
Where is this medical office space located?
The property is located at 2711 W State Road 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: Almost 100 feet of frontage along SR‑434; Over 40,000 Annual Average Daily Traffic through the area; Existing medical buildout with waiting and reception areas
