Freestanding Office
For Sale
$825,000
400 N Wymore Road Winter, Winter Park, FL 32789
Single-story professional office property with large windows, brand-new finishes, and parking for employees or visitors.
Property Size2,435 SF
Days on Market193
Property Features for 400 N Wymore Road Winter
General Information
Standard status
Active
Size
2,435 SF
Class
C
Property subtype
Multi Tenant Office
Zoning
P-O
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
2,435 SF
Year Built
1945
Buildings
1
Stories
1
Properties For Sale
at 400 N Wymore Road Winter Contact us- Size
- 2,435 SF
- Lease Type
- NNN
Winter Park Office Space Near I-4
Listing Agency:
NAI | Realvest
(321) 356-4769
Listed By:
Hillary S. Bressler · License ##SL3560471
(321) 356-4769
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 29
Last Checked: Aug 29 at 5:56PM
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 NAI | Realvest
Investment Insights
Based on property information with market context.
Built in 1945, this single-story freestanding office property is configured for professional office use and features large windows that bring natural light into the interior. Brand-new finishes and parking for employees or visitors add practical functionality. The property falls within the Orange County P-O Professional Office District and is located at 400 N. Wymore Road in Winter Park, Florida.
The building sits on Wymore Road between Lee Road and Fairbanks Road, with access to I-4, US 17-92, Downtown Winter Park, and Downtown Orlando. Downtown Winter Park restaurants are nearby, along with Home Depot, Starbucks, AdventHealth Centra Care, and Tesla. The property is approximately 10 ± minutes north of Downtown Orlando and 10 ± minutes east of Downtown Winter Park.
The building sits on Wymore Road between Lee Road and Fairbanks Road, with access to I-4, US 17-92, Downtown Winter Park, and Downtown Orlando. Downtown Winter Park restaurants are nearby, along with Home Depot, Starbucks, AdventHealth Centra Care, and Tesla. The property is approximately 10 ± minutes north of Downtown Orlando and 10 ± minutes east of Downtown Winter Park.
Key Highlights
- P‑O Professional Office District zoning in Orange County, Florida
- Single‑story freestanding office building constructed in 1945
- Large windows provide natural light throughout the 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
$36,379
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
4.41%
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%
$727,580
$727.6K
Cap Rate 7%
$519,700
$519.7K
Cap Rate 9%
$404,211
$404.2K
Market Conditions
NOI Build-Up for 2,435 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
$58.4K $24.00/SF
− Vacancy
−$9.9K −$4.08/SF
EGI
$48.5K $19.92/SF
− OpEx
−$12.1K −$4.98/SF
NOI
$36.4K $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%
$727,580
Cap Rate 7%
$519,700
Cap Rate 9%
$404,211
Alternative Uses
Best Use
Office B
$519.7K
$454.7K – $606.3K
NOI $36,379 @ 7.0% cap · market cap 4.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$692.9K
$606.3K – $808.4K
NOI $48,505 @ 7.0% cap · market cap 5.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,361
Businesses Nearby
Explore this area
Business Placement
Demographics for 32789, FL
26,399
Population
12,945
Households
2
Avg Household Size
44
Median Age
63%
College-Educated
98%
High-School Grad
7.8 sq mi
ZIP Area
3,384
Density / Sq Mi
$100,213
Median Household Income
$65,652
Median Earnings
$1,667
Median Rent
$695,000
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 - Single-story professional office property with large windows, brand-new finishes, and parking for employees or visitors.
Where is this office building located?
The property is located at 400 N Wymore Road Winter Winter Park, FL.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: P‑O Professional Office District zoning in Orange County, Florida; Single‑story freestanding office building constructed in 1945; Large windows provide natural light throughout the office
