Medical Office and Retail
For Sale
$1,360,000
2835 Ocoee Apopka Road 13 APOPKA, Apopka, FL 32703
Dark gray shell building with two front entrances, designed to support customizable office or retail suites.
Property Size4,030 SF
Price / SF$337.47
Days on Market49
Property Features for 2835 Ocoee Apopka Road 13 APOPKA
General Information
Standard status
Active
Size
4,030 SF
Class
A
Amenities
1
false
Public
6432
0.15
Asphalt
Stem Wall
County Road
4030
Building Details
Building Size
4,030 SF
Year Built
2025
Buildings
1
Stories
1
Listing Agency:
(904) 569-5862
Listed By:
Martina Jordan
(904) 569-5862
Source:
Movetojacksonville
Added: Jul 6
Changed: Aug 22
Last Checked: Aug 22 at 3:32AM
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 Martina Jordan
Investment Insights
Based on property information with market context.
Building #13 at Lake Carter Exchange is offered as a dark gray shell condition property, providing a flexible foundation for a medical or professional office buildout or, depending on buyer needs, a retail use. The space is delivered with full customization in mind and includes two front entrances that can support up to two separate suites.
The property is located in Apopka’s East Shore at the intersection of Ocoee-Apopka Road and W Keene Road, within the Lake Carter Exchange mixed-use development. It is described as less than one mile from Advent Health’s seven-story, 120-bed hospital and opposite a new Publix supermarket development.
For tenants, buyers, and operators, the two-entrance, two-suite-ready configuration can support a split-use strategy where different teams or service concepts operate under one building. The shell delivery also allows for interior planning tailored to a professional services or healthcare environment, while still leaving room to convert to retail if desired. For exact pricing and available incentives, contact the listing team to schedule a tour and review the buildout approach.
The property is located in Apopka’s East Shore at the intersection of Ocoee-Apopka Road and W Keene Road, within the Lake Carter Exchange mixed-use development. It is described as less than one mile from Advent Health’s seven-story, 120-bed hospital and opposite a new Publix supermarket development.
For tenants, buyers, and operators, the two-entrance, two-suite-ready configuration can support a split-use strategy where different teams or service concepts operate under one building. The shell delivery also allows for interior planning tailored to a professional services or healthcare environment, while still leaving room to convert to retail if desired. For exact pricing and available incentives, contact the listing team to schedule a tour and review the buildout approach.
Key Highlights
- 2025‑built dark gray shell building in Lake Carter Exchange at Apopka’s East Shore
- 1‑story building with 4,030 total building area and 1 building on a 0.15‑acre lot (6,432 SF lot size area)
- Shell design includes two front entrances to support up to two unique suites
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
367
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
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Frequently Asked Questions
What type of property is this?
Office units - Dark gray shell building with two front entrances, designed to support customizable office or retail suites.
Where is this office units located?
The property is located at 2835 Ocoee Apopka Road 13 APOPKA 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: 2025‑built dark gray shell building in Lake Carter Exchange at Apopka’s East Shore; 1‑story building with 4,030 total building area and 1 building on a 0.15‑acre lot (6,432 SF lot size area); Shell design includes two front entrances to support up to two unique suites
