Winter Park Office/School
For Sale
Contact for pricing
445 Wymore Road, Winter Park, FL 32789
Two-story office building in Winter Park, suitable for various uses.
Property Size12,264 SF
Price / SF$358.77
Days on Market114
Property Features for 445 Wymore Road
General Information
Standard status
Active
Size
12,264 SF
Class
B
Property subtype
Office
Zoning
WP O-1
Building Details
Units
55
Listing Agency:
CITY Commercial LLC
Listed By:
Lee Zerivitz, SIOR, CCIM · License #FL 3167129
Source:
Crexi
Added: May 10
Changed: Aug 24
Last Checked: Aug 30 at 3:59PM
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 CITY Commercial LLC
Investment Insights
Based on property information with market context.
Available for sale is a two-story office building, previously used as a school, with a total area of 12,264 square feet. The building is elevator-served and features first and second-floor lobbies, along with multiple access points. Each floor includes two restrooms and is separately metered. The property is fully sprinklered and equipped with new LED lighting throughout. There are 55 on-site parking spaces, providing a ratio of 4.5 spaces per 1,000 square feet. The location offers direct frontage on Interstate 4, with approximately 435 feet of frontage and a traffic volume of around 170,000 vehicles per day. Signage opportunities are available for both directions of I-4. The property is situated between the Fairbanks and Lee Road exits, minutes from Downtown Winter Park and Downtown Orlando. Flexible configurations are possible, accommodating a single user for the entire building or tenants on a full-floor basis, with approximately 6,132 square feet per floor. It is perfect for professional office use.
Key Highlights
- Prime location minutes from Downtown Winter Park and Downtown Orlando with direct Interstate 4 frontage (435’) and high visibility (approx. 170,000 VPD).
- Large, flexible space suitable for single user or multiple tenants (12,264 SF total, approx. 6,132 SF per floor).
- 55 on‑site parking spaces (4.5/1000).
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
$183,224
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
4.16%
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%
$3,664,480
$3.7M
Cap Rate 7%
$2,617,486
$2.6M
Cap Rate 9%
$2,035,822
$2.0M
Market Conditions
NOI Build-Up for 12,264 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
$294.3K $24.00/SF
− Vacancy
−$50.0K −$4.08/SF
EGI
$244.3K $19.92/SF
− OpEx
−$61.1K −$4.98/SF
NOI
$183.2K $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%
$3,664,480
Cap Rate 7%
$2,617,486
Cap Rate 9%
$2,035,822
Alternative Uses
Best Use
Office B
$2.62M
$2.29M – $3.05M
NOI $183,224 @ 7.0% cap · market cap 4.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.49M
$3.05M – $4.07M
NOI $244,299 @ 7.0% cap · market cap 5.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
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Frequently Asked Questions
What type of property is this?
Office building - Two-story office building in Winter Park, suitable for various uses.
Where is this office building located?
The property is located at 445 Wymore Road Winter Park, FL.
What is the asking price?
The asking price for this property is $4,400,000.
What are key features of this property?
This property features: Prime location minutes from Downtown Winter Park and Downtown Orlando with direct Interstate 4 frontage (435’) and high visibility (approx. 170,000 VPD).; Large, flexible space suitable for single user or multiple tenants (12,264 SF total, approx. 6,132 SF per floor).; 55 on‑site parking spaces (4.5/1000).
