Turnkey Professional Office
For Sale
$375,000
3239 OLD WINTER GARDEN ROAD, Orlando, FL 32805
Turnkey office condo with four private offices, conference room, and reception area in a professionally managed complex.
Property Size1,283 SF
Price / SF$292.28
Days on Market181
Property Features for 3239 OLD WINTER GARDEN ROAD
General Information
Standard status
Active
Size
1,283 SF
Property subtype
Office
Financials
Business Included
Yes
Opportunity Zone
Yes
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$2,838
Amenities
Central Air
3
Industrial Area, City Road, Private Roads, Asphalt.
Building Details
Year Built
2006
Listing Agency:
UNIVERSAL REALTY OF CENTRAL FL
(407) 517-4700
Listed By:
Shane Rampersaud · License #3460083
Source:
Xome
Added: Feb 18
Changed: Aug 12
Last Checked: Aug 18 at 4:29AM
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 UNIVERSAL REALTY OF CENTRAL FL
Investment Insights
Based on property information with market context.
Turnkey ±1,282 SF professional office condo in a professionally managed complex, built in 2006 with block construction and central A/C. The interior is laid out with four private offices, a conference room, and a dedicated reception area, designed for professional service operations. Fee-simple ownership and Flood Zone X status are noted in the offering.
The property offers ample parking and immediate access to John Young Pkwy, SR-408, West Colonial Dr (SR-50), and I-4, placing it minutes from Downtown Orlando.
Unit 13 is offered for sale. The listing also notes adjoining units 12A/12B are available to combine for a larger footprint, if additional space is needed.
The property offers ample parking and immediate access to John Young Pkwy, SR-408, West Colonial Dr (SR-50), and I-4, placing it minutes from Downtown Orlando.
Unit 13 is offered for sale. The listing also notes adjoining units 12A/12B are available to combine for a larger footprint, if additional space is needed.
Key Highlights
- Turnkey ±1,282 SF professional office condo with four private offices, a conference room, and reception area
- Built in 2006; block construction; central A/C
- 3 guest facilities
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
$23,960
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
6.39%
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%
$479,200
$479.2K
Cap Rate 7%
$342,286
$342.3K
Cap Rate 9%
$266,222
$266.2K
Market Conditions
NOI Build-Up for 1,283 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
$38.5K $30.00/SF
− Vacancy
−$6.5K −$5.10/SF
EGI
$31.9K $24.90/SF
− OpEx
−$8.0K −$6.23/SF
NOI
$24.0K $18.67/SF
Area
Orlando, FL
Vacancy
17.00%
Lease Rate
$30.00 /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%
$479,200
Cap Rate 7%
$342,286
Cap Rate 9%
$266,222
Alternative Uses
Best Use
Office B
$342.3K
$299.5K – $399.3K
NOI $23,960 @ 7.0% cap · market cap 6.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$413.3K
$361.6K – $482.2K
NOI $28,931 @ 7.0% cap · market cap 7.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,180
Businesses Nearby
Explore this area
Business Placement
Demographics for 32805, FL
23,331
Population
9,332
Households
2.5
Avg Household Size
39
Median Age
16%
College-Educated
78%
High-School Grad
6.8 sq mi
ZIP Area
3,431
Density / Sq Mi
$39,425
Median Household Income
$29,592
Median Earnings
$1,112
Median Rent
$226,100
Median Home Value
Market
Vacancy Rate% for Office in Orlando, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Turnkey office condo with four private offices, conference room, and reception area in a professionally managed complex.
Where is this office units located?
The property is located at 3239 OLD WINTER GARDEN ROAD Orlando, FL.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Turnkey ±1,282 SF professional office condo with four private offices, a conference room, and reception area; Built in 2006; block construction; central A/C; 3 guest facilities
