Freestanding Office
New
For Sale
$2,600,000
404 W ORANGE BLOSSOM Trail, Apopka, FL 32712
Commercial Sale, APOPKA, FL
Property Size5,688 SF
Lot Size0.76 Acres
Price / SF$457.10
Days on Market2
Property Features for 404 W ORANGE BLOSSOM Trail
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
MU-D
Security features
Security System
Accessibility
Accessible Approach with Ramp
Subdivision
ROBINSON & SAMUELS ADD
Directions
From Downtown Orlando take I-4 East to Exit 90 A-B 414 ramp for East toward Apopka, head to exit 4A right on the ramp to the 451 North toward Apopka, turn right on 441 West OBT and in .09 miles the building will be on your right.
Standard status
Active
APN
09-21-28-7544-02-030
Size
5,688 SF
Lot size
0.76 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
20170559153 ERROR IN DESCRIPTION-ROBINSON & SAMUELS ADD TO APOPKA J/80 LOTS 3 THROUGH 7 & LOTS 51 THROUGH 56 BLK B (LESSRD R/W)
Tax Annual Amount
15353
Legal Description
20170559153 ERROR IN DESCRIPTION-ROBINSON & SAMUELS ADD TO APOPKA J/80 LOTS 3 THROUGH 7 & LOTS 51 THROUGH 56 BLK B (LESSRD R/W)
Utilities
Utilities
Electricity Available
Sewer type
Septic Tank
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
conference and meeting areas
break area
Building Details
Year built
1986
Flooring type
Vinyl, Carpet
Building materials
Block
Roof type
Metal
Listing Agency:
STIRLING INTERNATIONAL REAL ES
(407) 250-1000
Listed By:
Rosa Rodriguez · License #3340698
(407) 832-1185
Added: Sep 16
Changed: Sep 17
Last Checked: Sep 17 at 8:06AM
MLS# O6441266
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 5,688-square-foot freestanding office building is configured with private offices, conference and meeting areas, larger flexible-use rooms, a break area, restrooms, and additional workspace. Large windows bring natural light into the interior, while vinyl and carpet flooring support a range of professional operations. The building includes central air, electric heat, a metal roof, block construction, and an accessible approach with ramp.
The property occupies 0.76 acres at 404 W Orange Blossom Trail in Apopka and is zoned MU-D. On-site parking is complemented by a fenced and gated rear area that can accommodate parking, storage, vehicles, or equipment. Public water and septic service are in place, with electricity available. Built in 1986, the property offers a standalone layout for office, service, educational, or medical-oriented use.
The property occupies 0.76 acres at 404 W Orange Blossom Trail in Apopka and is zoned MU-D. On-site parking is complemented by a fenced and gated rear area that can accommodate parking, storage, vehicles, or equipment. Public water and septic service are in place, with electricity available. Built in 1986, the property offers a standalone layout for office, service, educational, or medical-oriented use.
Key Highlights
- 5,688 SF freestanding office building on 0.76 acres
- MU‑D zoning in Apopka
- 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
$84,979
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
3.27%
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%
$1,699,580
$1.7M
Cap Rate 7%
$1,213,986
$1.2M
Cap Rate 9%
$944,211
$944.2K
Market Conditions
NOI Build-Up for 5,688 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
$136.5K $24.00/SF
− Vacancy
−$23.2K −$4.08/SF
EGI
$113.3K $19.92/SF
− OpEx
−$28.3K −$4.98/SF
NOI
$85.0K $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%
$1,699,580
Cap Rate 7%
$1,213,986
Cap Rate 9%
$944,211
Alternative Uses
Best Use
Office B
$1.21M
$1.06M – $1.42M
NOI $84,979 @ 7.0% cap · market cap 3.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.62M
$1.42M – $1.89M
NOI $113,305 @ 7.0% cap · market cap 4.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
864
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
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
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Frequently Asked Questions
What type of property is this?
Office building - Adaptable professional space with private offices, meeting areas, flexible rooms, and a secured rear parking and storage area.
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 on 0.76 acres; MU‑D zoning in Apopka; Private offices, conference areas, flexible‑use rooms, break area, restrooms, and additional workspace
