Winter Park Mixed-Use
For Sale
$2,800,000
3425 FORSYTH ROAD, Winter Park, FL 32792
Mixed-use property in Winter Park, great location and potential.
Property Size16,437 SF
Lot Size1.37 Acres
Price / SF$170.35
Days on Market200
Property Features for 3425 FORSYTH ROAD
General Information
Standard status
Active
Size
16,437 SF
Lot size
1.37 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$20,707
Amenities
Central air
Pool
Public Pool
Central Air Cooling
Central Heating
Ceramic Tile Flooring
Landscaped
Oversized
Paved
Street Lights
Building Details
Year Built
1969
Listing Agency:
REMAX PREMIER PROPERTIES
(407) 343-4245
Listed By:
BLANCA ARMADA
Source:
Corcoran
Added: Jan 22
Changed: Aug 8
Last Checked: Aug 8 at 5:56AM
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 REMAX PREMIER PROPERTIES
Investment Insights
Based on property information with market context.
Located in the heart of Winter Park and zoned for C-3, this mixed-use property offers an opportunity for business ventures. The location benefits from high foot traffic due to its proximity to Costco, Full Sail University, apartments, and shopping centers. The property includes two buildings. The front building features a large open space with multiple office rooms and bathrooms. The second building, situated behind the front building, provides additional office spaces and bathrooms, and can be leased or rented. Ample parking space is available. The property has a total size of 16437 square feet.
Key Highlights
- Prime location in the heart of Winter Park with high foot traffic.
- Zoned C‑3, suitable for a wide range of commercial uses.
- Two buildings included in the package.
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
$245,569
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
8.77%
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%
$4,911,380
$4.9M
Cap Rate 7%
$3,508,129
$3.5M
Cap Rate 9%
$2,728,544
$2.7M
Market Conditions
NOI Build-Up for 16,437 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
$394.5K $24.00/SF
− Vacancy
−$67.1K −$4.08/SF
EGI
$327.4K $19.92/SF
− OpEx
−$81.9K −$4.98/SF
NOI
$245.6K $14.94/SF
Area
Orange 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%
$4,911,380
Cap Rate 7%
$3,508,129
Cap Rate 9%
$2,728,544
Alternative Uses
Best Use
Office B
$3.51M
$3.07M – $4.09M
NOI $245,569 @ 7.0% cap · market cap 8.77%
Second Best
Mixed Use
$3.10M
$2.71M – $3.62M
NOI $216,968 @ 7.0% cap · market cap 7.75%
Theoretical Best
Office A
$4.68M
$4.09M – $5.46M
NOI $327,425 @ 7.0% cap · market cap 11.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
948
Businesses Nearby
Explore this area
Business Placement
Demographics for 32792, FL
51,376
Population
24,169
Households
2.1
Avg Household Size
36
Median Age
42%
College-Educated
91%
High-School Grad
12.1 sq mi
ZIP Area
4,246
Density / Sq Mi
$66,176
Median Household Income
$39,326
Median Earnings
$1,612
Median Rent
$343,500
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?
Mixed-use property - Mixed-use property in Winter Park, great location and potential.
Where is this mixed-use property located?
The property is located at 3425 FORSYTH ROAD Winter Park, FL.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: Prime location in the heart of Winter Park with high foot traffic.; Zoned C‑3, suitable for a wide range of commercial uses.; Two buildings included in the package.
