Turn-Key Class A Office
For Sale
$359,000
6735 CONROY 420, Orlando, FL 32835
Fully furnished office condo in Windermere Business Center.
Property Size697 SF
Price / SF$515.06
Days on Market129
Property Features for 6735 CONROY 420
General Information
Standard status
Active
Size
697 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$3,975
Building Details
Building Size
697 SF
Year Built
2008
Listing Agency:
LUMER REAL ESTATE
(954) 990-9304
Listed By:
Patricia Soares
(954) 990-9304
Source:
Elliman
Added: Apr 24
Changed: Aug 28
Last Checked: Aug 29 at 1:39PM
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 LUMER REAL ESTATE
Investment Insights
Based on property information with market context.
This turn-key Class A office condo is located in Windermere Business Center and offers 697 square feet of space. The unit is fully furnished and features five private offices, plus one conference room that can be converted into a sixth office. There is also a welcoming reception area and an enclosed kitchenette equipped with a full-size refrigerator. The layout is highly efficient and ideal for legal, financial, insurance, therapy, and consulting professionals. The property is conveniently located minutes from Dr. Phillips and Windermere, surrounded by dining, retail, and business services. It is currently owner-occupied and will be available for occupancy on or after March 20, 2026. The location has a bike score of 49, indicating it is somewhat bikeable, a walk score of 41, indicating car-dependence, and a transit score of 36, indicating some transit options.
Key Highlights
- Turn‑key, fully furnished Class A office condo.
- Highly efficient layout with 5 private offices and a conference room (convertible to a 6th office).
- Includes a reception area and enclosed kitchenette with a full‑size refrigerator.
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
$13,016
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
3.63%
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%
$260,320
$260.3K
Cap Rate 7%
$185,943
$185.9K
Cap Rate 9%
$144,622
$144.6K
Market Conditions
NOI Build-Up for 697 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
$20.9K $30.00/SF
− Vacancy
−$3.6K −$5.10/SF
EGI
$17.4K $24.90/SF
− OpEx
−$4.3K −$6.23/SF
NOI
$13.0K $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%
$260,320
Cap Rate 7%
$185,943
Cap Rate 9%
$144,622
Alternative Uses
Best Use
Office B
$185.9K
$162.7K – $216.9K
NOI $13,016 @ 7.0% cap · market cap 3.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$224.5K
$196.5K – $262.0K
NOI $15,717 @ 7.0% cap · market cap 4.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,153
Businesses Nearby
Explore this area
Business Placement
Demographics for 32835, FL
45,380
Population
19,377
Households
2.3
Avg Household Size
36
Median Age
41%
College-Educated
92%
High-School Grad
9.4 sq mi
ZIP Area
4,828
Density / Sq Mi
$70,183
Median Household Income
$38,953
Median Earnings
$1,764
Median Rent
$333,000
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?
Office units - Fully furnished office condo in Windermere Business Center.
Where is this office units located?
The property is located at 6735 CONROY 420 Orlando, FL.
What is the asking price?
The asking price for this property is $359,000.
What are key features of this property?
This property features: Turn‑key, fully furnished Class A office condo.; Highly efficient layout with **5 private offices and a conference room** (convertible to a 6th office).; Includes a reception area and enclosed kitchenette with a full‑size refrigerator.
