Freestanding Medical
New
For Sale
$850,000
2711 W STATE ROAD 434, Longwood, FL 32779
Commercial Sale, LONGWOOD, FL
Property Size3,230 SF
Lot Size0.36 Acres
Price / SF$263.16
Days on Market3
Property Features for 2711 W STATE ROAD 434
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
RP
Subdivision
MEREDITH MANOR NOB HILL SEC REP OF BLK C
Directions
Follow I-4 W to W State Rd 434 in Wekiwa Springs. Take exit 94 from I-4 W. Use the right 2 lanes to take exit 94 toward Longwood. Use the right 2 lanes to turn right onto W State Rd 434. Destination will be on the right.
Standard status
Active
APN
04-21-29-513-0C00-0060
Size
3,230 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 6 REPLAT OF BLK C NOB HILL SECTION MEREDITH MANOR PB 14 PG 21
Tax Annual Amount
8410
Legal Description
LOT 6 REPLAT OF BLK C NOB HILL SECTION MEREDITH MANOR PB 14 PG 21
Utilities
Sewer type
Septic Tank
Cooling system
Central Air
Water source
Public
Building Details
Year built
1983
Floors in Building
1
Building materials
Block
Roof type
Metal
Listing Agency:
RE/MAX CENTRAL REALTY · RE/MAX International
(407) 333-4400
Listed By:
Bill Miller · License #3181406
(407) 415-2263
Added: Sep 15
Changed: Sep 17
Last Checked: Sep 17 at 3:06AM
MLS# O6442056
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 3,230-square-foot freestanding medical office was built in 1983 and features a block construction, metal roof, and central air. The existing interior includes a waiting area, reception, private exam rooms, an open training room, and two restrooms. Public water and a septic tank serve the property, which is zoned RP.
The property fronts SR-434 for almost 100 feet and benefits from major-road access with an area traffic count exceeding 40,000 annual average daily trips. I-4 and SR-436 are accessible within minutes, supporting regional connectivity for staff and visitors.
The property fronts SR-434 for almost 100 feet and benefits from major-road access with an area traffic count exceeding 40,000 annual average daily trips. I-4 and SR-436 are accessible within minutes, supporting regional connectivity for staff and visitors.
Key Highlights
- 3,230‑square‑foot freestanding medical office
- Existing medical buildout with waiting area, reception, and private exam rooms
- Open training room and 2 restrooms
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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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 - Established medical-office layout with exam rooms, reception areas, 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: 3,230‑square‑foot freestanding medical office; Existing medical buildout with waiting area, reception, and private exam rooms; Open training room and 2 restrooms
