Turnkey Office Building with
For Sale
$1,097,500
4850 Holopaw Rd, Saint Cloud, FL 34773
Fully furnished, reconstructed office building with advanced technology and high-end finishes.
Property Size3,514 SF
Price / SF$312.32
Days on Market364
Property Features for 4850 Holopaw Rd
General Information
Standard status
Active
Size
3,514 SF
Taxes and HOA fees
Annual Taxes
$8,795
Listing Agency:
EXP Realty, LLC
(321) 482-0204
Listed By:
Rachel Hydorn
(321) 482-0204
Source:
Exprealty
Added: Sep 1, 2025
Changed: Aug 21
Last Checked: Aug 29 at 12:46PM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
This state-of-the-art, fully furnished professional office building offers 3,514 square feet of space. The building was completely reconstructed in 2020 and includes hurricane impact glass, Icynene insulation, and smart building technology. Touch-screen controls, fiberoptic connectivity, Cat 6 wiring, a $20,000 surveillance system, 7 TVs, built-in speakers, and cameras are among the features. The interior includes a reception area with a custom fish tank, 5 offices, a conference room, an open work area, 3 restrooms, and a break room with a full kitchen that doubles as a tornado-safe room. High-end finishes are evident throughout, including marble flooring, crown molding, plantation shutters, and plush carpet. An advanced HVAC system provides individual climate control for each space. The flexible layout allows for multi-tenant use with two suites. This property is suitable for an owner-user or an investor seeking a secure, energy-efficient, turnkey office space.
Key Highlights
- State‑of‑the‑art, fully furnished office building (3,514 sq. ft.) offering a turnkey solution.
- Complete reconstruction in 2020 with hurricane impact glass and Icynene insulation for energy efficiency and safety.
- Smart building technology with touch‑screen controls, fiberoptic connectivity, and Cat 6 wiring.
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
$52,499
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
4.78%
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%
$1,049,980
$1.0M
Cap Rate 7%
$749,986
$750.0K
Cap Rate 9%
$583,322
$583.3K
Market Conditions
NOI Build-Up for 3,514 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
$84.3K $24.00/SF
− Vacancy
−$14.3K −$4.08/SF
EGI
$70.0K $19.92/SF
− OpEx
−$17.5K −$4.98/SF
NOI
$52.5K $14.94/SF
Area
Osceola 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%
$1,049,980
Cap Rate 7%
$749,986
Cap Rate 9%
$583,322
Alternative Uses
Best Use
Office B
$750.0K
$656.2K – $875.0K
NOI $52,499 @ 7.0% cap · market cap 4.78%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.09M
$950.8K – $1.27M
NOI $76,061 @ 7.0% cap · market cap 6.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
30
Businesses Nearby
Explore this area
Business Placement
Demographics for 34773, FL
5,186
Population
1,848
Households
2.8
Avg Household Size
38
Median Age
31%
College-Educated
84%
High-School Grad
306.0 sq mi
ZIP Area
17
Density / Sq Mi
$64,498
Median Household Income
$51,434
Median Earnings
$2,068
Median Rent
$312,500
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 - Fully furnished, reconstructed office building with advanced technology and high-end finishes.
Where is this office building located?
The property is located at 4850 Holopaw Rd Saint Cloud, FL.
What is the asking price?
The asking price for this property is $1,097,500.
What are key features of this property?
This property features: State‑of‑the‑art, fully furnished office building (3,514 sq. ft.) offering a turnkey solution.; Complete reconstruction in 2020 with hurricane impact glass and Icynene insulation for energy efficiency and safety.; Smart building technology with touch‑screen controls, fiberoptic connectivity, and Cat 6 wiring.
