Turn-Key Fully Furnished Office
For Sale
$359,000
6735 CONROY RD #420, Orlando, FL 32835
Fully furnished office condo with five private offices, a conference room, reception, and enclosed kitchenette.
Property Size697 SF
Price / SF$515.06
Days on Market171
Property Features for 6735 CONROY RD #420
General Information
Standard status
Active
Size
697 SF
Class
Class A
Property subtype
Medical Office
Space & Availability
Floor
420
Furnished
Yes
Taxes and HOA fees
Annual Taxes
$3,975
Building Details
Building Size
697 SF
Year Built
2008
Owner Occupied
Yes
Listing Agency:
LUMER REAL ESTATE
(305) 948-9480
Listed By:
Patricia Soares
Source:
Corcoranpremier
Added: Mar 13
Changed: Aug 28
Last Checked: Aug 29 at 1:44PM
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 in Windermere Business Center is fully furnished and ready for immediate use. The 697 SF layout includes five private offices plus one conference room, which can be converted to a sixth office. A welcoming reception area supports client traffic, along with an enclosed kitchenette featuring a full-size refrigerator.
Built in 2008, the space is designed for professional services that benefit from private rooms and a central reception. The address is 6735 Conroy Rd #420 in Orlando, and the location is described as minutes from Dr. Phillips and Windermere, surrounded by dining, retail, and business services.
The owner is occupied and the condo is available for occupancy on or after 03/20/2026.
Built in 2008, the space is designed for professional services that benefit from private rooms and a central reception. The address is 6735 Conroy Rd #420 in Orlando, and the location is described as minutes from Dr. Phillips and Windermere, surrounded by dining, retail, and business services.
The owner is occupied and the condo is available for occupancy on or after 03/20/2026.
Key Highlights
- Fully furnished turn‑key Class A office condo in Windermere Business Center
- 697 SF office layout
- Five private offices plus one conference room (convertible to a sixth office)
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
Healthcare Medical
$141.9K
$124.2K – $165.6K
NOI $9,936 @ 7.0% cap · market cap 2.77%
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
509
Businesses Nearby
Under-served
Demand for This Use
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?
Medical Office Space - Fully furnished office condo with five private offices, a conference room, reception, and enclosed kitchenette.
Where is this medical office space located?
The property is located at 6735 CONROY RD #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: Fully furnished turn‑key Class A office condo in Windermere Business Center; 697 SF office layout; Five private offices plus one conference room (convertible to a sixth office)
