50-Bed Assisted Living
For Sale
$7,750,000
Pending
654 N ECONLOCKHATCHEE TRAIL, Orlando, FL 32825
Assisted Living Facility suitable for medical office retrofit.
Property Size39,541 SF
Lot Size3.00 Acres
Days on Market585
Property Features for 654 N ECONLOCKHATCHEE TRAIL
General Information
Standard status
Pending
Size
39,541 SF
Lot size
3.00 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$70,000
Amenities
Central air
Pool
Public Pool
Central Air Cooling
Central Business District
Shingle Roof
Building Details
Year Built
2012
Listing Agency:
MAVREALTY
(727) 314-3942
Listed By:
ROBERT KIRKWOOD, IV · License #3376813
(321) 297-6489
Source:
Corcoran
Added: Feb 19, 2025
Changed: Sep 26
Last Checked: Sep 26 at 8:20AM
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 MAVREALTY
Investment Insights
Based on property information with market context.
This property features a 50-bed Assisted Living Facility (ALF) with upgraded electrical and plumbing. The existing buildout allows for a possible retro-fit to a medical office use. The property is situated across from Valencia College East, offering an opportunity for healthcare providers and related businesses. Additional parking can be added to accommodate needed ratios. The property size is 39541 square feet.
Key Highlights
- 50‑bed Assisted Living Facility (ALF) already in place.
- Upgraded electrical and plumbing buildouts.
- Potential retro‑fit to medical office use.
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
$431,431
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
5.57%
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%
$8,628,620
$8.6M
Cap Rate 7%
$6,163,300
$6.2M
Cap Rate 9%
$4,793,678
$4.8M
Market Conditions
NOI Build-Up for 39,541 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
$839.9K $21.24/SF
− Vacancy
−$55.4K −$1.40/SF
EGI
$784.4K $19.84/SF
− OpEx
−$353.0K −$8.93/SF
NOI
$431.4K $10.91/SF
Area
ZIP 32825
Vacancy
6.60%
Lease Rate
$21.24 /SF/Yr
Expense Ratio
45.00%
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%
$8,628,620
Cap Rate 7%
$6,163,300
Cap Rate 9%
$4,793,678
Alternative Uses
Best Use
Apartment 5plus
$6.16M
$5.39M – $7.19M
NOI $431,431 @ 7.0% cap · market cap 5.57%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$11.61M
$10.16M – $13.55M
NOI $812,976 @ 7.0% cap · market cap 10.49%
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
157
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 32825, FL
61,755
Population
22,360
Households
2.8
Avg Household Size
36
Median Age
34%
College-Educated
91%
High-School Grad
18.4 sq mi
ZIP Area
3,356
Density / Sq Mi
$79,942
Median Household Income
$37,957
Median Earnings
$1,738
Median Rent
$327,900
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Assisted Living Facility suitable for medical office retrofit.
Where is this assisted living facility located?
The property is located at 654 N ECONLOCKHATCHEE TRAIL Orlando, FL.
What is the asking price?
The asking price for this property is $7,750,000.
What are key features of this property?
This property features: 50‑bed Assisted Living Facility (ALF) already in place.; Upgraded electrical and plumbing buildouts.; Potential retro‑fit to medical office use.
