Fee-Simple Professional Office
For Sale
$2,500,000
3400 Southern Trace THE VILLAGES, The Villages, FL 32162
Versatile office layout with multiple private offices, conference space, and dedicated server room plus ample parking.
Property Size5,950 SF
Lot Size0.95 Acres
Price / SF$420.17
Days on Market47
Property Features for 3400 Southern Trace THE VILLAGES
General Information
Standard status
Active
Size
5,950 SF
Total Parking Spaces
24
Lot size
0.95 Acres
Additional Details
Office Units
5
Building Details
Year Built
2003
Listing Agency:
(904) 569-5862
Listed By:
Shadia Wazani
(904) 569-5862
Source:
Movetojacksonville
Added: Jul 7
Changed: Jul 10
Last Checked: Aug 22 at 3:32AM
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 fee-simple professional office building is offered as an ownership opportunity in The Villages. The property includes 5 private offices, 4 bathrooms, a large conference room, a break room, and a receptionist area designed for client-facing operations. In addition, there is a server room with a mini-split A/C unit to support separate climate control. Recent work includes a brand new A/C system installed in 2024, along with cosmetic updating throughout the building.
The building is located just off CR 466, behind a Citizens First Bank, and it provides convenient golf cart access for day-to-day arrivals. The site sits on a 0.95-acre lot and includes 24 parking spaces, supporting straightforward access for employees and clients.
With its mix of private office space, conference capability, and dedicated server accommodations, the building is suited for professional and back-office uses that benefit from a clean, ready-to-operate interior configuration. The combination of multiple bathrooms, a reception area, and updated mechanical systems supports tenants or owner-operators looking for a functional headquarters environment with on-site parking.
The building is located just off CR 466, behind a Citizens First Bank, and it provides convenient golf cart access for day-to-day arrivals. The site sits on a 0.95-acre lot and includes 24 parking spaces, supporting straightforward access for employees and clients.
With its mix of private office space, conference capability, and dedicated server accommodations, the building is suited for professional and back-office uses that benefit from a clean, ready-to-operate interior configuration. The combination of multiple bathrooms, a reception area, and updated mechanical systems supports tenants or owner-operators looking for a functional headquarters environment with on-site parking.
Key Highlights
- Professional office building on a 0.95‑acre lot with 24 parking spaces on a paved city street
- Building area totals 6,390 SF; year built 2003 and slab foundation
- Interior includes 5 private offices, 4 bathrooms, a large 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
3.65%
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 3.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.70M
$1.49M – $1.99M
NOI $119,238 @ 7.0% cap · market cap 4.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Office units
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Versatile office layout with multiple private offices, conference space, and dedicated server room plus ample parking.
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 $2,500,000.
What are key features of this property?
This property features: Professional office building on a 0.95‑acre lot with 24 parking spaces on a paved city street; Building area totals 6,390 SF; year built 2003 and slab foundation; Interior includes 5 private offices, 4 bathrooms, a large conference room, break room, and receptionist area
