Apopka Shell Building For
For Sale
$1,360,000
2745 OCOEE APOPKA Rd 10, Apopka, FL 32703
Shell building in mixed-use development, ideal for medical or professional offices.
Property Size4,030 SF
Lot Size0.15 Acres
Days on Market174
Property Features for 2745 OCOEE APOPKA Rd 10
General Information
Standard status
Active
Size
4,030 SF
Lot size
0.15 Acres
Property subtype
Commercial
Building Details
Building Size
4,030 SF
Year Built
2025
Stories
1
Listing Agency:
THE MARKS GROUP REALTY, LLC
(352) 432-8678
Listed By:
Wyatt Marks · License #3135582
(352) 432-8678
Source:
Elliman
Added: Mar 10
Changed: Aug 14
Last Checked: Aug 14 at 6:02AM
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 THE MARKS GROUP REALTY, LLC
Investment Insights
Based on property information with market context.
Under construction, Building #10 is available for purchase at Lake Carter Exchange, a mixed-use development in Apopka’s East Shore at the intersection of Ocoee-Apopka Road and W Keene Road. This dark gray shell building is suitable for medical or professional offices, with potential for retail use. The shell delivery allows for custom interior design with two front entrances supporting up to two suites. The development is located less than one mile from a seven-story, 120-bed hospital and opposite a new supermarket development. Situated in the East Shore trade area, which includes 5,000 planned residences and an average household income above $100k, this Class A property is positioned for businesses targeting growth in Central Florida’s second-fastest-growing city.
Key Highlights
- Prime location less than one mile from Advent Health hospital and opposite a new Publix Supermarket.
- Located in Apopka's East Shore, a rapidly growing trade area with 5,000 planned residences and high average household income.
- Shell building offers full flexibility for custom interior design to suit specific business needs.
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
$60,208
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
4.43%
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%
$1,204,160
$1.2M
Cap Rate 7%
$860,114
$860.1K
Cap Rate 9%
$668,978
$669.0K
Market Conditions
NOI Build-Up for 4,030 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
$96.7K $24.00/SF
− Vacancy
−$16.4K −$4.08/SF
EGI
$80.3K $19.92/SF
− OpEx
−$20.1K −$4.98/SF
NOI
$60.2K $14.94/SF
Area
Orange 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%
$1,204,160
Cap Rate 7%
$860,114
Cap Rate 9%
$668,978
Alternative Uses
Best Use
Office B
$860.1K
$752.6K – $1.00M
NOI $60,208 @ 7.0% cap · market cap 4.43%
Second Best
Healthcare Medical
$820.7K
$718.2K – $957.5K
NOI $57,452 @ 7.0% cap · market cap 4.22%
Theoretical Best
Office A
$1.15M
$1.00M – $1.34M
NOI $80,278 @ 7.0% cap · market cap 5.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
172
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 32703, FL
54,805
Population
22,033
Households
2.5
Avg Household Size
37
Median Age
29%
College-Educated
87%
High-School Grad
32.1 sq mi
ZIP Area
1,707
Density / Sq Mi
$70,338
Median Household Income
$42,031
Median Earnings
$1,579
Median Rent
$314,800
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?
Medical Office Space - Shell building in mixed-use development, ideal for medical or professional offices.
Where is this medical office space located?
The property is located at 2745 OCOEE APOPKA Rd 10 Apopka, FL.
What is the asking price?
The asking price for this property is $1,360,000.
What are key features of this property?
This property features: Prime location less than one mile from Advent Health hospital and opposite a new Publix Supermarket.; Located in Apopka's East Shore, a rapidly growing trade area with 5,000 planned residences and high average household income.; Shell building offers full flexibility for custom interior design to suit specific business needs.
