Two-Unit Medical Office
For Sale
$1,300,000
3105 Citrus Tower Blvd, Clermont, FL 34711
Two medical suites support owner-user or investor use, with an eye surgeon practice included.
Property Size2,995 SF
Days on Market195
Property Features for 3105 Citrus Tower Blvd
General Information
Standard status
Active
Size
2,995 SF
Class
B
Property subtype
Medical/Healthcare
Building Details
Building Size
2,995 SF
Year Built
2010
Listing Agency:
SVN | Saunders Ralston Dantzler Real Estate
(863) 648-1528
Listed By:
Christina "Christy" Kurtz-Clark, CCIM, ALC
(863) 648-1528
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 9:18AM
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 SVN | Saunders Ralston Dantzler Real Estate
Investment Insights
Based on property information with market context.
Built in 2010, this medical office property at 3105 Citrus Tower Blvd includes two units measuring approximately 1,500 SF each. An eye surgeon practice is included with the property, supporting both owner-user and investor-oriented acquisition strategies.
The building sits in Clermont’s commercial US HWY 27 corridor, less than 1.5 miles from the AdventHealth Clermont campus and Orlando Health South Lake. Access is available to US HWY 27 and US HWY 50, and the surrounding medical office environment includes a new VA medical campus along with AdventHealth Clermont and Orlando Health South Lake.
The building sits in Clermont’s commercial US HWY 27 corridor, less than 1.5 miles from the AdventHealth Clermont campus and Orlando Health South Lake. Access is available to US HWY 27 and US HWY 50, and the surrounding medical office environment includes a new VA medical campus along with AdventHealth Clermont and Orlando Health South Lake.
Key Highlights
- Two units measuring approximately 1,500 SF each
- Eye surgeon practice included with the property
- Built in 2010
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
$44,745
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
3.44%
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%
$894,900
$894.9K
Cap Rate 7%
$639,214
$639.2K
Cap Rate 9%
$497,167
$497.2K
Market Conditions
NOI Build-Up for 2,995 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
$71.9K $24.00/SF
− Vacancy
−$12.2K −$4.08/SF
EGI
$59.7K $19.92/SF
− OpEx
−$14.9K −$4.98/SF
NOI
$44.7K $14.94/SF
Area
Lake 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%
$894,900
Cap Rate 7%
$639,214
Cap Rate 9%
$497,167
Alternative Uses
Best Use
Office B
$639.2K
$559.3K – $745.8K
NOI $44,745 @ 7.0% cap · market cap 3.44%
Second Best
Healthcare Medical
$610.0K
$533.7K – $711.6K
NOI $42,697 @ 7.0% cap · market cap 3.28%
Theoretical Best
Office A
$852.3K
$745.8K – $994.3K
NOI $59,660 @ 7.0% cap · market cap 4.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
406
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 34711, FL
67,980
Population
28,127
Households
2.4
Avg Household Size
45
Median Age
36%
College-Educated
95%
High-School Grad
39.2 sq mi
ZIP Area
1,734
Density / Sq Mi
$88,474
Median Household Income
$46,456
Median Earnings
$1,817
Median Rent
$369,900
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 - Two medical suites support owner-user or investor use, with an eye surgeon practice included.
Where is this medical office space located?
The property is located at 3105 Citrus Tower Blvd Clermont, FL.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Two units measuring approximately 1,500 SF each; Eye surgeon practice included with the property; Built in 2010
