Net Leased Pediatric Medical
For Sale
Contact for pricing
Pending
501 West State Road 434, Winter Springs, FL 32708
Fully leased under NNN to Pediatric Associates with contractual 3% annual rent escalations.
Property Size4,305 SF
Days on Market101
Property Features for 501 West State Road 434
General Information
Standard status
Pending
Size
4,305 SF
Property subtype
Retail, Office
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$114,786
Building Details
Year Built
1987
Buildings
1
Tenancy
Single
Listing Agency:
Peranich Huffman Net Lease Group
Listed By:
Jonathan Peranich · License #617210
Source:
Crexi
Added: May 28
Changed: Sep 3
Last Checked: Sep 3 at 11:43AM
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 Peranich Huffman Net Lease Group
Investment Insights
Based on property information with market context.
This offering is for a pediatric medical office property held within the Pediatric Associates Florida net lease portfolio. The asset is operated under a Triple Net (NNN) lease structure, placing responsibility for many property-level obligations on the tenant. The portfolio is presented as fully leased to Pediatric Associates across six properties.
The specific property is located at 501 West State Road 434 in Winter Springs, Florida (within the Greater Orlando and Central Florida markets). The portfolio’s residences are positioned in established suburban communities, supporting a family-oriented healthcare environment for pediatric services.
For investors or buyers seeking net lease exposure to healthcare, the tenant is Pediatric Associates, a long-established pediatric practice management platform founded in 1955. The leases include 3.00% annual rent escalations across all six locations. As presented, the arrangement is designed to minimize landlord responsibilities while maintaining long-term contractual rent growth through the escalation feature. This combination of fully leased status, NNN structure, and recurring escalation is central to the investment premise described for the portfolio.
The specific property is located at 501 West State Road 434 in Winter Springs, Florida (within the Greater Orlando and Central Florida markets). The portfolio’s residences are positioned in established suburban communities, supporting a family-oriented healthcare environment for pediatric services.
For investors or buyers seeking net lease exposure to healthcare, the tenant is Pediatric Associates, a long-established pediatric practice management platform founded in 1955. The leases include 3.00% annual rent escalations across all six locations. As presented, the arrangement is designed to minimize landlord responsibilities while maintaining long-term contractual rent growth through the escalation feature. This combination of fully leased status, NNN structure, and recurring escalation is central to the investment premise described for the portfolio.
Key Highlights
- 6‑property net lease portfolio fully leased to Pediatric Associates under Triple Net (NNN) lease structures
- Each of the six leases includes 3.00% annual rent escalations for built‑in contractual income growth
- Tenant is Pediatric Associates, founded in 1955 and operating a pediatric healthcare platform
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
$64,317
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
3.75%
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%
$1,286,340
$1.3M
Cap Rate 7%
$918,814
$918.8K
Cap Rate 9%
$714,633
$714.6K
Market Conditions
NOI Build-Up for 4,305 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
$103.3K $24.00/SF
− Vacancy
−$17.6K −$4.08/SF
EGI
$85.8K $19.92/SF
− OpEx
−$21.4K −$4.98/SF
NOI
$64.3K $14.94/SF
Area
Seminole 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%
$1,286,340
Cap Rate 7%
$918,814
Cap Rate 9%
$714,633
Alternative Uses
Best Use
Office B
$918.8K
$804.0K – $1.07M
NOI $64,317 @ 7.0% cap · market cap 3.75%
Second Best
Healthcare Medical
$876.7K
$767.2K – $1.02M
NOI $61,372 @ 7.0% cap · market cap 3.58%
Theoretical Best
Office A
$1.23M
$1.07M – $1.43M
NOI $85,756 @ 7.0% cap · market cap 5.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
495
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32708, FL
47,045
Population
20,348
Households
2.3
Avg Household Size
41
Median Age
47%
College-Educated
96%
High-School Grad
18.5 sq mi
ZIP Area
2,543
Density / Sq Mi
$87,889
Median Household Income
$50,361
Median Earnings
$1,782
Median Rent
$352,600
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?
Medical Office Space - Fully leased under NNN to Pediatric Associates with contractual 3% annual rent escalations.
Where is this medical office space located?
The property is located at 501 West State Road 434 Winter Springs, FL.
What is the asking price?
The asking price for this property is $1,713,000.
What are key features of this property?
This property features: 6‑property net lease portfolio fully leased to Pediatric Associates under Triple Net (NNN) lease structures; Each of the six leases includes 3.00% annual rent escalations for built‑in contractual income growth; Tenant is Pediatric Associates, founded in 1955 and operating a pediatric healthcare platform
