Turn-Key Medical Office
For Sale
$1,750,000
4804 EDGEWATER DRIVE, Orlando, FL 32804
Turn-key, dual-suite medical office with 9 exam rooms, labs, and fully furnished interiors.
Property Size5,100 SF
Price / SF$343.14
Days on Market206
Property Features for 4804 EDGEWATER DRIVE
General Information
Standard status
Active
Size
5,100 SF
Property subtype
Office
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$16,954
Amenities
Central Air
3
Asphalt.
Building Details
Year Built
1983
Stories
1
Listing Agency:
CORCORAN PREMIER REALTY
(407) 965-1155
Listed By:
Sina Albekord · License #SL3471163 (FL)
(407) 749-6200
Source:
Xome
Added: Feb 9
Changed: Sep 2
Last Checked: Sep 2 at 2:00PM
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 CORCORAN PREMIER REALTY
Investment Insights
Based on property information with market context.
This turn-key medical office is offered fully furnished and designed for dual medical use. The interior includes a reception and waiting area, 9 exam rooms, multiple labs, private offices, and dedicated patient and staff restrooms. A dual-suite layout supports multi-practice configurations while maintaining separate, functional workspaces throughout.
The property is located along the Edgewater Dr & Lee Rd corridor in Orlando’s College Park submarket, positioned for exposure to high traffic.
The building will be delivered vacant, providing immediate occupancy potential for an owner-user or operator. The property also includes a fully paid-off solar panel system.
The property is located along the Edgewater Dr & Lee Rd corridor in Orlando’s College Park submarket, positioned for exposure to high traffic.
The building will be delivered vacant, providing immediate occupancy potential for an owner-user or operator. The property also includes a fully paid-off solar panel system.
Key Highlights
- Turn‑key, fully furnished medical office configured for dual medical use
- Dual‑suite layout with 9 exam rooms plus multiple labs
- Reception and waiting areas, private offices, and patient and staff restrooms
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
$95,243
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
5.44%
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%
$1,904,860
$1.9M
Cap Rate 7%
$1,360,614
$1.4M
Cap Rate 9%
$1,058,256
$1.1M
Market Conditions
NOI Build-Up for 5,100 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
$153.0K $30.00/SF
− Vacancy
−$26.0K −$5.10/SF
EGI
$127.0K $24.90/SF
− OpEx
−$31.7K −$6.23/SF
NOI
$95.2K $18.67/SF
Area
Orlando, FL
Vacancy
17.00%
Lease Rate
$30.00 /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%
$1,904,860
Cap Rate 7%
$1,360,614
Cap Rate 9%
$1,058,256
Alternative Uses
Best Use
Office B
$1.36M
$1.19M – $1.59M
NOI $95,243 @ 7.0% cap · market cap 5.44%
Second Best
Healthcare Medical
$1.04M
$908.8K – $1.21M
NOI $72,706 @ 7.0% cap · market cap 4.15%
Theoretical Best
Office A
$1.64M
$1.44M – $1.92M
NOI $115,002 @ 7.0% cap · market cap 6.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
969
Businesses Nearby
Explore this area
Business Placement
Demographics for 32804, FL
19,084
Population
10,127
Households
1.9
Avg Household Size
40
Median Age
61%
College-Educated
97%
High-School Grad
7.2 sq mi
ZIP Area
2,651
Density / Sq Mi
$113,466
Median Household Income
$61,227
Median Earnings
$1,717
Median Rent
$498,700
Median Home Value
Market
Vacancy Rate% for Office in Orlando, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical center - Turn-key, dual-suite medical office with 9 exam rooms, labs, and fully furnished interiors.
Where is this medical center located?
The property is located at 4804 EDGEWATER DRIVE Orlando, FL.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Turn‑key, fully furnished medical office configured for dual medical use; Dual‑suite layout with 9 exam rooms plus multiple labs; Reception and waiting areas, private offices, and patient and staff restrooms
