Renovated Office Building with
For Sale
$399,000
322 DISSTON AVENUE, Tavares, FL 32778
Renovated office building with three private offices and a large meeting area with kitchen and built-in bar.
Property Size1,627 SF
Price / SF$245.24
Days on Market56
Property Features for 322 DISSTON AVENUE
General Information
Standard status
Active
Size
1,627 SF
Total Parking Spaces
7
Property subtype
Office
Zoning
Commercial/Office
Taxes and HOA fees
Annual Taxes
$4,757
Amenities
kitchen
built-in bar
Central Air
3
Corner Lot.
Paved Driveway.
81x135
Corner, City Road, Asphalt.
Building Details
Year Built
2020
Listing Agency:
EXPERT REAL ESTATE ADVISORS
(352) 577-5201
Listed By:
Eddy Workinger, Jr. · License #3143841
Source:
Xome
Added: Jun 19
Changed: Aug 12
Last Checked: Aug 12 at 4:18AM
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 EXPERT REAL ESTATE ADVISORS
Investment Insights
Based on property information with market context.
This beautifully renovated office building is configured with three private offices and one large bathroom. The property also offers a huge common space for meetings, including a kitchen area and a built-in bar, providing flexible gathering space for day-to-day operations and client meetings.
The building is located near downtown Tavares and falls under Commercial/Office zoning. Parking is available with six standard spaces plus one accessible parking space.
Overall, the layout supports a professional office use with both private workspace and a larger shared area designed for group discussions and events.
The building is located near downtown Tavares and falls under Commercial/Office zoning. Parking is available with six standard spaces plus one accessible parking space.
Overall, the layout supports a professional office use with both private workspace and a larger shared area designed for group discussions and events.
Key Highlights
- Renovated office building built in 2020 with central air
- Layout includes 3 private offices and 1 large bathroom
- Huge common meeting space with kitchen and built‑in bar
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
$24,307
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
6.09%
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%
$486,140
$486.1K
Cap Rate 7%
$347,243
$347.2K
Cap Rate 9%
$270,078
$270.1K
Market Conditions
NOI Build-Up for 1,627 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
$39.0K $24.00/SF
− Vacancy
−$6.6K −$4.08/SF
EGI
$32.4K $19.92/SF
− OpEx
−$8.1K −$4.98/SF
NOI
$24.3K $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%
$486,140
Cap Rate 7%
$347,243
Cap Rate 9%
$270,078
Alternative Uses
Best Use
Office B
$347.2K
$303.8K – $405.1K
NOI $24,307 @ 7.0% cap · market cap 6.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$463.0K
$405.1K – $540.2K
NOI $32,410 @ 7.0% cap · market cap 8.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
820
Businesses Nearby
Explore this area
Business Placement
Demographics for 32778, FL
23,993
Population
12,720
Households
1.9
Avg Household Size
52
Median Age
25%
College-Educated
88%
High-School Grad
25.4 sq mi
ZIP Area
945
Density / Sq Mi
$61,815
Median Household Income
$40,942
Median Earnings
$1,384
Median Rent
$241,500
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 building - Renovated office building with three private offices and a large meeting area with kitchen and built-in bar.
Where is this office building located?
The property is located at 322 DISSTON AVENUE Tavares, FL.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Renovated office building built in 2020 with central air; Layout includes 3 private offices and 1 large bathroom; Huge common meeting space with kitchen and built‑in bar
