Office/Flex Condo with
For Sale
Contact for pricing
6950-6980 Aloma Ave, Winter Park, FL 32792
Four private offices, a kitchen with washer-dryer hookups, and rear warehouse space support varied commercial uses.
Property Size1,440 SF
Price / SF$275
Days on Market57
Property Features for 6950-6980 Aloma Ave
General Information
Standard status
Active
Size
1,440 SF
Property subtype
OFFICE
Additional Details
Conditioned Warehouse
Yes
Amenities
kitchen with washer-dryer hookups
Listing Agency:
LQ Commercial | Orlando
(407) 660-7500
Listed By:
Hillary Bressler · License ##SL3560471
(321) 356-4769
Source:
Moodyscre
Added: Jul 28
Changed: Sep 7
Last Checked: Sep 21 at 11:13AM
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 LQ Commercial | Orlando
Investment Insights
Based on property information with market context.
This 1,440 SF office/flex/medical office condo in Winter Park includes four private offices, a kitchen with washer-dryer hookups, and an air-conditioned warehouse at the rear. The roll-up door can be converted, providing flexibility for adapting the back-of-house space to operational needs.
The property is centrally located near Winter Park, Oviedo, UCF, and Full Sail. Its configuration supports office, showroom, contractor, e-commerce, medical, technology, real estate, and insurance uses.
The property is centrally located near Winter Park, Oviedo, UCF, and Full Sail. Its configuration supports office, showroom, contractor, e-commerce, medical, technology, real estate, and insurance uses.
Key Highlights
- 1,440 SF office/flex/medical office condo
- Four private offices
- Kitchen with washer‑dryer hookups
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
$21,514
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
5.43%
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%
$430,280
$430.3K
Cap Rate 7%
$307,343
$307.3K
Cap Rate 9%
$239,044
$239.0K
Market Conditions
NOI Build-Up for 1,440 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
$34.6K $24.00/SF
− Vacancy
−$5.9K −$4.08/SF
EGI
$28.7K $19.92/SF
− OpEx
−$7.2K −$4.98/SF
NOI
$21.5K $14.94/SF
Area
Orange 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%
$430,280
Cap Rate 7%
$307,343
Cap Rate 9%
$239,044
Alternative Uses
Best Use
Office B
$307.3K
$268.9K – $358.6K
NOI $21,514 @ 7.0% cap · market cap 5.43%
Second Best
Warehouse
$139.5K
$122.1K – $162.8K
NOI $9,768 @ 7.0% cap · market cap 2.47%
Theoretical Best
Office A
$409.8K
$358.6K – $478.1K
NOI $28,685 @ 7.0% cap · market cap 7.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,423
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 32792, FL
51,376
Population
24,169
Households
2.1
Avg Household Size
36
Median Age
42%
College-Educated
91%
High-School Grad
12.1 sq mi
ZIP Area
4,246
Density / Sq Mi
$66,176
Median Household Income
$39,326
Median Earnings
$1,612
Median Rent
$343,500
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?
Flex space - Four private offices, a kitchen with washer-dryer hookups, and rear warehouse space support varied commercial uses.
Where is this flex space located?
The property is located at 6950-6980 Aloma Ave Winter Park, FL.
What is the asking price?
The asking price for this property is $396,000.
What are key features of this property?
This property features: 1,440 SF office/flex/medical office condo; Four private offices; Kitchen with washer‑dryer hookups
