First-Floor Medical Office
For Sale
Contact for pricing
3586 Aloma Ave, Winter Park, FL 32792
Built-out professional space combines patient-facing areas, administrative rooms, storage, and convenient on-site parking.
Property Size1,711 SF
Price / SF$289.30
Days on Market124
Property Features for 3586 Aloma Ave
General Information
Standard status
Active
Size
1,711 SF
Class
C
Property subtype
Office
Zoning
C-2
Investment Type
Owner/User
Property Condition
Severity
Repairs Needed
Evidence
minor cosmetic updates
Additional Details
Floor
First Floor
Building Details
Year Built
1996
Year Renovated
2010
Buildings
1
Stories
1
Units
1
Listing Agency:
RE/MAX 200 Realty
Listed By:
Chuck Rudis · License #FL SL667745
Source:
Crexi
Added: Apr 29
Changed: Aug 29
Last Checked: Aug 29 at 2:15PM
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 RE/MAX 200 Realty
Investment Insights
Based on property information with market context.
This 1,711 SF medical office condominium occupies a first-floor position and includes a practical arrangement for clinical and administrative operations. The interior provides 5 exam rooms, a reception and waiting area, administrative workspace, conference room, private office, 2 restrooms, and a rear storage area. The property was built in 1996 and carries C-2 zoning.
Front and rear access support convenient entry for occupants and visitors, while on-site parking serves the office. The existing build-out is configured for medical office use and provides a defined framework for continued operation or interior customization.
Front and rear access support convenient entry for occupants and visitors, while on-site parking serves the office. The existing build-out is configured for medical office use and provides a defined framework for continued operation or interior customization.
Key Highlights
- 1,711 SF fully built‑out medical office condo
- 5 exam rooms plus reception and waiting area
- Administrative workspace, conference room, and private office
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
$25,562
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
5.16%
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%
$511,240
$511.2K
Cap Rate 7%
$365,171
$365.2K
Cap Rate 9%
$284,022
$284.0K
Market Conditions
NOI Build-Up for 1,711 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
$41.1K $24.00/SF
− Vacancy
−$7.0K −$4.08/SF
EGI
$34.1K $19.92/SF
− OpEx
−$8.5K −$4.98/SF
NOI
$25.6K $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%
$511,240
Cap Rate 7%
$365,171
Cap Rate 9%
$284,022
Alternative Uses
Best Use
Office B
$365.2K
$319.5K – $426.0K
NOI $25,562 @ 7.0% cap · market cap 5.16%
Second Best
Healthcare Medical
$348.5K
$304.9K – $406.5K
NOI $24,392 @ 7.0% cap · market cap 4.93%
Theoretical Best
Office A
$486.9K
$426.0K – $568.1K
NOI $34,083 @ 7.0% cap · market cap 6.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,650
Businesses Nearby
Balanced
Demand for This Use
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
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Built-out professional space combines patient-facing areas, administrative rooms, storage, and convenient on-site parking.
Where is this medical office space located?
The property is located at 3586 Aloma Ave Winter Park, FL.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 1,711 SF fully built‑out medical office condo; 5 exam rooms plus reception and waiting area; Administrative workspace, conference room, and private office
