Freestanding Office
New
For Sale
$2,600,000
404 W Orange Blossom Trail, Apopka, FL 32712
Flexible interior includes private offices, meeting areas, and large multipurpose rooms.
Property Size5,688 SF
Price / SF$454.31
Days on Market6
Property Features for 404 W Orange Blossom Trail
General Information
Standard status
Active
Size
5,688 SF
Property subtype
Commercial
Additional Details
Road Access
Yes
Building Details
Year Built
1986
Buildings
1
Building Size
5,688 SF
Listing Agency:
STIRLING INTERNATIONAL REAL ES
Listed By:
Rosa Rodriguez · License #3340698
(407) 832-1185
Source:
Realtygroupfl
Added: Sep 14
Changed: Sep 18
Last Checked: Sep 18 at 8:21AM
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 STIRLING INTERNATIONAL REAL ES
Investment Insights
Based on property information with market context.
Built in 1986, this freestanding office building contains 5,688 SF under air and offers a highly adaptable commercial layout. Interior features include private offices, conference and meeting areas, large flexible-use rooms, a break area, restrooms, and additional workspace. Large windows provide natural light throughout the building.
The property at 404 W Orange Blossom Trail in Apopka includes on-site parking plus a fenced and gated rear area for parking or storage. Its configuration supports professional, office, service, educational, and medical applications, as well as owner-user occupancy or investment use.
The property at 404 W Orange Blossom Trail in Apopka includes on-site parking plus a fenced and gated rear area for parking or storage. Its configuration supports professional, office, service, educational, and medical applications, as well as owner-user occupancy or investment use.
Key Highlights
- 5,688 SF freestanding office building with 5,688 SF under air
- Built in 1986
- Private offices, conference areas, flexible‑use rooms, break area, restrooms, and additional workspace
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
$85,502
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
3.29%
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%
$1,710,040
$1.7M
Cap Rate 7%
$1,221,457
$1.2M
Cap Rate 9%
$950,022
$950.0K
Market Conditions
NOI Build-Up for 5,723 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
$137.4K $24.00/SF
− Vacancy
−$23.3K −$4.08/SF
EGI
$114.0K $19.92/SF
− OpEx
−$28.5K −$4.98/SF
NOI
$85.5K $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%
$1,710,040
Cap Rate 7%
$1,221,457
Cap Rate 9%
$950,022
Alternative Uses
Best Use
Office B
$1.22M
$1.07M – $1.43M
NOI $85,502 @ 7.0% cap · market cap 3.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.63M
$1.43M – $1.90M
NOI $114,002 @ 7.0% cap · market cap 4.38%
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
838
Businesses Nearby
Explore this area
Business Placement
Demographics for 32712, FL
50,085
Population
17,601
Households
2.8
Avg Household Size
41
Median Age
37%
College-Educated
90%
High-School Grad
71.5 sq mi
ZIP Area
700
Density / Sq Mi
$106,264
Median Household Income
$47,049
Median Earnings
$1,995
Median Rent
$389,900
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Flexible interior includes private offices, meeting areas, and large multipurpose rooms.
Where is this office building located?
The property is located at 404 W Orange Blossom Trail Apopka, FL.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: 5,688 SF freestanding office building with 5,688 SF under air; Built in 1986; Private offices, conference areas, flexible‑use rooms, break area, restrooms, and additional workspace
