Turnkey Office Condo with Four
For Sale
$375,000
3239 OLD WINTER GARDEN ROAD #13, Orlando, FL 32805
Move-in-ready professional suite with four private offices, conference room, and reception in a professionally managed complex.
Property Size1,282 SF
Price / SF$292.51
Days on Market147
Property Features for 3239 OLD WINTER GARDEN ROAD #13
General Information
Standard status
Active
Size
1,282 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Opportunity Zone
Yes
Taxes and HOA fees
Annual Taxes
$2,838
Amenities
Central air
Pool
Public Pool
Central Air Cooling
Industrial Condo
Industrial Park
Building Details
Year Built
2006
Listing Agency:
UNIVERSAL REALTY OF CENTRAL FL
(407) 517-4700
Listed By:
SHANE RAMPERSAUD · License #3460083
Source:
Corcoran
Added: Mar 17
Changed: Aug 8
Last Checked: Jun 21 at 2:16AM
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 office condo built in 2006 with block construction and central A/C. The 1,282-square-foot suite is set up for day-one operations, including four private offices, a conference room, and a reception area. Ownership is fee-simple, and the complex is professionally managed with ample parking. The property is in Flood Zone X.
Located at 3239 Old Winter Garden Road, the complex provides immediate access to John Young Pkwy, SR-408, West Colonial Dr (SR-50), and I-4, with Downtown Orlando minutes away. The remarks also note the site is in a federal Opportunity Zone.
This configuration suits a range of professional-services uses, including law, accounting, insurance, real estate, counseling, wellness, and similar practices. The offering is described as SBA-eligible for owner-occupants, and the Opportunity Zone designation is presented as a potential consideration for qualifying long-term investors—please consult a tax advisor for specifics. For buyers who need more space, the seller highlights an option to combine with adjoining Units 12A/12B (listed separately) to control up to 3,846 square feet within the same complex.
Located at 3239 Old Winter Garden Road, the complex provides immediate access to John Young Pkwy, SR-408, West Colonial Dr (SR-50), and I-4, with Downtown Orlando minutes away. The remarks also note the site is in a federal Opportunity Zone.
This configuration suits a range of professional-services uses, including law, accounting, insurance, real estate, counseling, wellness, and similar practices. The offering is described as SBA-eligible for owner-occupants, and the Opportunity Zone designation is presented as a potential consideration for qualifying long-term investors—please consult a tax advisor for specifics. For buyers who need more space, the seller highlights an option to combine with adjoining Units 12A/12B (listed separately) to control up to 3,846 square feet within the same complex.
Key Highlights
- Move‑in‑ready 1,282 SF office condo (built 2006) in a professionally managed complex
- Layout includes four private offices, a conference room, and a reception area
- Central A/C and fee‑simple ownership with block construction
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
$23,941
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
6.38%
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%
$478,820
$478.8K
Cap Rate 7%
$342,014
$342.0K
Cap Rate 9%
$266,011
$266.0K
Market Conditions
NOI Build-Up for 1,282 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
$23.9K $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%
$478,820
Cap Rate 7%
$342,014
Cap Rate 9%
$266,011
Alternative Uses
Best Use
Office B
$342.0K
$299.3K – $399.0K
NOI $23,941 @ 7.0% cap · market cap 6.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$413.0K
$361.4K – $481.8K
NOI $28,908 @ 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
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,049
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 - Move-in-ready professional suite with four private offices, conference room, and reception in a professionally managed complex.
Where is this office units located?
The property is located at 3239 OLD WINTER GARDEN ROAD #13 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: Move‑in‑ready 1,282 SF office condo (built 2006) in a professionally managed complex; Layout includes four private offices, a conference room, and a reception area; Central A/C and fee‑simple ownership with block construction
