Apopka Shell Building For
For Sale
$910,000
2805 OCOEE APOPKA Rd 12, Apopka, FL 32703
Under construction shell building suitable for medical, office, or retail.
Property Size2,665 SF
Lot Size0.11 Acres
Days on Market172
Property Features for 2805 OCOEE APOPKA Rd 12
General Information
Standard status
Active
Size
2,665 SF
Lot size
0.11 Acres
Property subtype
Commercial
Building Details
Building Size
2,665 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 12
Changed: Aug 14
Last Checked: Aug 29 at 11:41AM
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 #12 is available for purchase within the Lake Carter Exchange, a mixed-use development located 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 depending on buyer requirements. The shell delivery allows for custom interior design. The development is located less than one mile from a seven-story, 120-bed Advent Health hospital and opposite a new Publix Supermarket development. Situated in the East Shore trade area, which includes 5,000 planned residences and an average household income above $100,000, this Class A property is positioned for businesses targeting growth in Central Florida’s second-fastest-growing city. The property is currently under construction.
Key Highlights
- Prime location in Apopka's East Shore, a rapidly growing area.
- Strategically located less than one mile from Advent Health hospital.
- Located opposite a new Publix Supermarket development.
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
69
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 - Under construction shell building suitable for medical, office, or retail.
Where is this medical office space located?
The property is located at 2805 OCOEE APOPKA Rd 12 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: Prime location in Apopka's East Shore, a rapidly growing area.; Strategically located less than one mile from Advent Health hospital.; Located opposite a new Publix Supermarket development.
