Fully Furnished Office
For Sale
$375,000
6735 Conroy Road Unit 420, Orlando, FL 32835
Turn-key office condo with 5 private offices, a conference room, reception area, and enclosed kitchenette.
Property Size697 SF
Price / SF$538.02
Days on Market257
Property Features for 6735 Conroy Road Unit 420
General Information
Standard status
Active
Size
697 SF
Class
Class A
Property subtype
Office
Additional Details
Furnished
Yes
Building Details
Year Built
2008
Listing Agency:
LUMER REAL ESTATE
(305) 948-9480
Listed By:
Patricia Soares
(954) 990-9304
Source:
Xome
Added: Dec 24, 2025
Changed: Jul 21
Last Checked: Sep 6 at 5:27AM
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.
Turn-key Class A office condo in Windermere Business Center, offered fully furnished. The space is laid out for professional use and includes a welcoming reception area, an enclosed kitchenette with a full-size refrigerator, and five private offices. A conference room is also included and can be converted to an additional office.
The property is located minutes from Dr. Phillips and Windermere and is surrounded by dining, retail, and business services.
Owner occupied and available for occupancy on or after 03/20/2026.
The property is located minutes from Dr. Phillips and Windermere and is surrounded by dining, retail, and business services.
Owner occupied and available for occupancy on or after 03/20/2026.
Key Highlights
- 2008‑built, fully furnished office condo at Windermere Business Center
- 697 SF office condo with 5 private offices plus a conference room (convertible to a 6th office)
- Includes a reception area and an 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
3.47%
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 3.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$224.5K
$196.5K – $262.0K
NOI $15,717 @ 7.0% cap · market cap 4.19%
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
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 - Turn-key office condo with 5 private offices, a conference room, reception area, and enclosed kitchenette.
Where is this office units located?
The property is located at 6735 Conroy Road Unit 420 Orlando, FL.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 2008‑built, fully furnished office condo at Windermere Business Center; 697 SF office condo with 5 private offices plus a conference room (convertible to a 6th office); Includes a reception area and an enclosed kitchenette with a full‑size refrigerator
