Medical and Professional Office
For Sale
$910,000
2775 OCOEE APOPKA ROAD, Apopka, FL 32703
Under-construction office shell at Lake Carter Exchange, designed for medical or professional office buildouts.
Property Size2,665 SF
Price / SF$341.46
Days on Market457
Property Features for 2775 OCOEE APOPKA ROAD
General Information
Standard status
Active
Size
2,665 SF
Class
A
Property subtype
Office
Amenities
3
County Road, Asphalt.
Building Details
Year Built
2025
Stories
1
Listing Agency:
THE MARKS GROUP REALTY, LLC
(352) 432-8678
Listed By:
Wyatt Marks · License #3135582
Source:
Xome
Added: May 14, 2025
Changed: Aug 12
Last Checked: Aug 12 at 4:14AM
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.
Building #11 is available for purchase at Lake Carter Exchange, a mixed-use development in Apopka’s East Shore. The property is currently under construction and delivered as a dark gray shell, giving buyers flexibility to customize the interior design to fit medical or professional office requirements.
The building is located less than one mile from AdventHealth’s seven-story, 120-bed hospital and directly across from a new Publix Supermarket development. Lake Carter Exchange is positioned within the East Shore trade area, which includes 5,000 planned residences and an average household income above $100k, according to the property materials.
As a Class A offering within this growing East Shore corridor, this office shell provides a streamlined path for an owner-occupant or investor seeking to build to suit with a modern, adaptable base.
The building is located less than one mile from AdventHealth’s seven-story, 120-bed hospital and directly across from a new Publix Supermarket development. Lake Carter Exchange is positioned within the East Shore trade area, which includes 5,000 planned residences and an average household income above $100k, according to the property materials.
As a Class A offering within this growing East Shore corridor, this office shell provides a streamlined path for an owner-occupant or investor seeking to build to suit with a modern, adaptable base.
Key Highlights
- Under‑construction dark gray shell building (Building #11) at Lake Carter Exchange for medical or professional offices
- Shell delivery supports full flexibility for custom interior design based on buyer needs
- Located at the intersection of Ocoee‑Apopka Road and W Keene Road in Apopka’s East Shore
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
$39,815
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
4.38%
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%
$796,300
$796.3K
Cap Rate 7%
$568,786
$568.8K
Cap Rate 9%
$442,389
$442.4K
Market Conditions
NOI Build-Up for 2,665 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
$64.0K $24.00/SF
− Vacancy
−$10.9K −$4.08/SF
EGI
$53.1K $19.92/SF
− OpEx
−$13.3K −$4.98/SF
NOI
$39.8K $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%
$796,300
Cap Rate 7%
$568,786
Cap Rate 9%
$442,389
Alternative Uses
Best Use
Office B
$568.8K
$497.7K – $663.6K
NOI $39,815 @ 7.0% cap · market cap 4.38%
Second Best
Healthcare Medical
$542.7K
$474.9K – $633.2K
NOI $37,992 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$758.4K
$663.6K – $884.8K
NOI $53,087 @ 7.0% cap · market cap 5.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
576
Businesses Nearby
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Under-construction office shell at Lake Carter Exchange, designed for medical or professional office buildouts.
Where is this office units located?
The property is located at 2775 OCOEE APOPKA ROAD Apopka, FL.
What is the asking price?
The asking price for this property is $910,000.
What are key features of this property?
This property features: Under‑construction dark gray shell building (Building #11) at Lake Carter Exchange for medical or professional offices; Shell delivery supports full flexibility for custom interior design based on buyer needs; Located at the intersection of Ocoee‑Apopka Road and W Keene Road in Apopka’s East Shore
