C-1 Office
New
For Sale
$280,000
3715 N HIGHWAY 19A, Mount Dora, FL 32757
Commercial Sale, MOUNT DORA, FL
Property Size786 SF
Lot Size0.22 Acres
Price / SF$356.23
Days on Market3
Property Features for 3715 N HIGHWAY 19A
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
C-1
Directions
From US Hwy 441,and Donelly St. head north, Turn south onto N Hwy 19A. Continue on N Hwy 19A to 3715 N Hwy 19A. Property will be on your right.
Subdivision
32757 - Mount Dora
Standard status
Active
APN
26-19-26-0001-000-07500
Size
786 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
FROM INTERSECTION OF S LINE OF HWY AS IT EXISTED MAY 19 1975 & W LINE OF NE 1/4 RUN SE'LY ALONG HWY 531.44 FT TO POB RUN S 175 FT SE'LY PARALLEL TO HWY 75 FT N TO HWY NW'LY ALONG HWY TO POB--LESS N'LY 9 FT-- ORB 3266 PG 345 ORB 5188 PG 2249
Tax Annual Amount
2015
Legal Description
FROM INTERSECTION OF S LINE OF HWY AS IT EXISTED MAY 19 1975 & W LINE OF NE 1/4 RUN SE'LY ALONG HWY 531.44 FT TO POB RUN S 175 FT SE'LY PARALLEL TO HWY 75 FT N TO HWY NW'LY ALONG HWY TO POB--LESS N'LY 9 FT-- ORB 3266 PG 345 ORB 5188 PG 2249
Utilities
Cooling system
Wall/Window Unit(s), Window Unit(s)
Building Details
Year built
1940
Building materials
Block
Listing Agency:
EXIT REALTY TRI-COUNTY
(352) 385-3948
Listed By:
Fred Slotnick · License #3059546
(352) 455-1918
Added: Sep 30
Changed: Oct 2
Last Checked: Oct 2 at 7:06PM
MLS# G5117754
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 786-square-foot office property sits on a 0.22-acre parcel and was built in 1940. Block construction and window or wall-window cooling serve the building. The property is currently occupied by a custom picture-framing business; the established business is also available separately from the real estate.
Located on County Road 19A between Mount Dora and Eustis, the property is zoned C-1. Its position along the route connecting the two communities places the building within the Mount Dora–Eustis area of Lake County.
Located on County Road 19A between Mount Dora and Eustis, the property is zoned C-1. Its position along the route connecting the two communities places the building within the Mount Dora–Eustis area of Lake County.
Key Highlights
- 786‑square‑foot building on a 0.22‑acre parcel
- C‑1 zoning
- Built in 1940 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
$11,743
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
4.19%
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%
$234,860
$234.9K
Cap Rate 7%
$167,757
$167.8K
Cap Rate 9%
$130,478
$130.5K
Market Conditions
NOI Build-Up for 786 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
$18.9K $24.00/SF
− Vacancy
−$3.2K −$4.08/SF
EGI
$15.7K $19.92/SF
− OpEx
−$3.9K −$4.98/SF
NOI
$11.7K $14.94/SF
Area
Lake 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%
$234,860
Cap Rate 7%
$167,757
Cap Rate 9%
$130,478
Alternative Uses
Best Use
Office B
$167.8K
$146.8K – $195.7K
NOI $11,743 @ 7.0% cap · market cap 4.19%
Second Best
Retail
$132.8K
$116.2K – $155.0K
NOI $9,299 @ 7.0% cap · market cap 3.32%
Theoretical Best
Office A
$223.7K
$195.7K – $261.0K
NOI $15,657 @ 7.0% cap · market cap 5.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
519
Businesses Nearby
Explore this area
Business Placement
Demographics for 32757, FL
30,315
Population
14,625
Households
2.1
Avg Household Size
49
Median Age
36%
College-Educated
92%
High-School Grad
35.3 sq mi
ZIP Area
859
Density / Sq Mi
$73,327
Median Household Income
$40,565
Median Earnings
$1,474
Median Rent
$325,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 units - A compact commercial property offers a dedicated setting for office or small-business operations.
Where is this office units located?
The property is located at 3715 N HIGHWAY 19A Mount Dora, FL.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: 786‑square‑foot building on a 0.22‑acre parcel; C‑1 zoning; Built in 1940 with block construction
