Conditioned Commercial Building on
For Sale
$1,700,000
31336 COUNTY ROAD 437, Sorrento, FL 32776
SINGLE_FAMILY - SORRENTO, FL
Property Size4,974 SF
Lot Size4.60 Acres
Price / SF$341.78
Days on Market262
Property Features for 31336 COUNTY ROAD 437
General Information
Property type
Residential
Property subtype
Office
Zoning
CP
Directions
Heading West on 46 from Mt Plymoth, turn left onto CR 437, property will be on your left
Subdivision
32776 - Sorrento / Mount Plymouth
Standard status
Active
APN
30-19-28-0003-000-02600
Size
4,974 SF
Lot size
4.60 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
S 260 FT OF N 822 FT OF W 420 FT OF NW 1/4 OF SW 1/4 S 100 FT OF N 562 FT OF W 120 FT OF NW 1/4 OF SW 1/4 ORB 6316 PG 2297
Tax Annual Amount
5689
Legal Description
S 260 FT OF N 822 FT OF W 420 FT OF NW 1/4 OF SW 1/4 S 100 FT OF N 562 FT OF W 120 FT OF NW 1/4 OF SW 1/4 ORB 6316 PG 2297
Utilities
Cooling system
Central Air
Building Details
Year built
1989
Building materials
Metal Frame
Listing Agency:
STIRLING INTERNATIONAL REAL ES
(407) 250-1000
Listed By:
Rosa Rodriguez · License #3340698
(407) 832-1185
Added: Nov 17, 2025
Changed: Jul 22
Last Checked: Aug 6 at 9:06PM
MLS# O6361685
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This CP-zoned commercial building offers approximately 5,000 square feet (+/-) of space on about 4.6 acres (+/-). The interior is currently serviced by heat and air conditioning, supporting immediate occupancy or redevelopment, subject to approvals. The property’s configuration is described as adaptable for uses including professional office space or commercial-retail space, aligning with Mount Plymouth-Sorrento Community Redevelopment Agency guidelines with Lake County approval.
Infrastructure includes a 3-phase electric service line running to the front electric breaker box. The listing notes the building does not currently have 3-phase capability internally, and as of August 2023 the interior service is listed at 200–225 amps with provisions for upgrading to higher electrical demands.
The property is positioned near major transportation routes, with proximity noted to the Beltway, Central Florida Expressway, and Wekiva Parkway for access and visibility.
Infrastructure includes a 3-phase electric service line running to the front electric breaker box. The listing notes the building does not currently have 3-phase capability internally, and as of August 2023 the interior service is listed at 200–225 amps with provisions for upgrading to higher electrical demands.
The property is positioned near major transportation routes, with proximity noted to the Beltway, Central Florida Expressway, and Wekiva Parkway for access and visibility.
Key Highlights
- About 5,000 SF (+/-) commercial building on approx. 4.6 acres (+/-) in Sorrento
- Built in 1989 with metal frame construction
- Central air cooling; building is under heat and air conditioning and suitable for immediate occupancy
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
$74,312
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
4.37%
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%
$1,486,240
$1.5M
Cap Rate 7%
$1,061,600
$1.1M
Cap Rate 9%
$825,689
$825.7K
Market Conditions
NOI Build-Up for 4,974 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
$119.4K $24.00/SF
− Vacancy
−$20.3K −$4.08/SF
EGI
$99.1K $19.92/SF
− OpEx
−$24.8K −$4.98/SF
NOI
$74.3K $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%
$1,486,240
Cap Rate 7%
$1,061,600
Cap Rate 9%
$825,689
Alternative Uses
Best Use
Office B
$1.06M
$928.9K – $1.24M
NOI $74,312 @ 7.0% cap · market cap 4.37%
Second Best
Retail
$840.7K
$735.6K – $980.8K
NOI $58,849 @ 7.0% cap · market cap 3.46%
Theoretical Best
Office A
$1.42M
$1.24M – $1.65M
NOI $99,082 @ 7.0% cap · market cap 5.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
162
Businesses Nearby
Explore this area
Business Placement
Demographics for 32776, FL
12,456
Population
5,022
Households
2.5
Avg Household Size
42
Median Age
21%
College-Educated
92%
High-School Grad
49.6 sq mi
ZIP Area
251
Density / Sq Mi
$97,217
Median Household Income
$49,486
Median Earnings
$928
Median Rent
$374,000
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 building - Commercial building with active heat and air on CP-zoned land, plus existing 3-phase service line to the front.
Where is this office building located?
The property is located at 31336 COUNTY ROAD 437 Sorrento, FL.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: About 5,000 SF (+/-) commercial building on approx. 4.6 acres (+/-) in Sorrento; Built in 1989 with metal frame construction; Central air cooling; building is under heat and air conditioning and suitable for immediate occupancy
