The Villages Professional Office
For Sale
$2,325,000
3400 Southern Trace THE VILLAGES, The Villages, FL 32162
Professional office building in The Villages with recent updates.
Property Size6,390 SF
Lot Size0.95 Acres
Price / SF$390.76
Days on Market134
Property Features for 3400 Southern Trace THE VILLAGES
General Information
Standard status
Active
Size
6,390 SF
Lot size
0.95 Acres
Taxes and HOA fees
Annual Taxes
$11,280
Amenities
Carpet,Tile,Vinyl
Blinds
Public Records
true
Public
41382
0.95
false
Paved
Slab
City Street
6390
1
Building Details
Building Size
6,390 SF
Year Built
2003
Buildings
1
Listed By:
Shadia Wazani
(904) 569-5862
Source:
Movetojacksonville
Added: Apr 24
Changed: Sep 3
Last Checked: Sep 4 at 3:01AM
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 Shadia Wazani
Investment Insights
Based on property information with market context.
This professional office building is strategically located in The Villages, just off CR 466 behind a Citizens First Bank, offering convenient golf cart access. The building spans 5,950 square feet and includes 5 private offices, 4 bathrooms, a large conference room, a break room, and a receptionist area. A server room is equipped with a mini-split A/C unit for climate control. Recent enhancements include a new A/C system installed in 2024 and cosmetic updates throughout. The property is situated on a 0.95-acre lot and features 24 parking spaces. The property is suitable for a variety of business needs. The location has a bike score of 58, indicating it is bikeable, and a walk score of 50, indicating car-dependence.
Key Highlights
- Prime location in The Villages with golf cart access.
- Fee Simple Title (ownership of the land and building).
- Large 5,950 sq ft office space** with 5 private offices, conference room, break room, and receptionist area.
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
$91,335
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
3.93%
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%
$1,826,700
$1.8M
Cap Rate 7%
$1,304,786
$1.3M
Cap Rate 9%
$1,014,833
$1.0M
Market Conditions
NOI Build-Up for 5,950 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
$148.5K $24.96/SF
− Vacancy
−$26.7K −$4.49/SF
EGI
$121.8K $20.47/SF
− OpEx
−$30.4K −$5.12/SF
NOI
$91.3K $15.35/SF
Area
Sumter County, FL
Vacancy
18.00%
Lease Rate
$24.96 /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%
$1,826,700
Cap Rate 7%
$1,304,786
Cap Rate 9%
$1,014,833
Alternative Uses
Best Use
Office B
$1.30M
$1.14M – $1.52M
NOI $91,335 @ 7.0% cap · market cap 3.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.70M
$1.49M – $1.99M
NOI $119,238 @ 7.0% cap · market cap 5.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
728
Businesses Nearby
Explore this area
Business Placement
Demographics for 32162, FL
51,905
Population
37,824
Households
1.4
Avg Household Size
74
Median Age
42%
College-Educated
98%
High-School Grad
22.8 sq mi
ZIP Area
2,277
Density / Sq Mi
$73,927
Median Household Income
$27,310
Median Earnings
$1,497
Median Rent
$358,100
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 - Professional office building in The Villages with recent updates.
Where is this office building located?
The property is located at 3400 Southern Trace THE VILLAGES The Villages, FL.
What is the asking price?
The asking price for this property is $2,325,000.
What are key features of this property?
This property features: Prime location in The Villages with golf cart access.; Fee Simple Title (ownership of the land and building).; Large 5,950 sq ft office space** with 5 private offices, conference room, break room, and receptionist area.
