Corner Medical Office
For Sale
$1,300,000
809 County Road 466 Unit 202C, Lady Lake, FL 32159
Flexible split-floor configuration supports one large practice or two separate office operations.
Property Size3,776 SF
Price / SF$344.28
Days on Market213
Property Features for 809 County Road 466 Unit 202C
General Information
Standard status
Active
Size
3,776 SF
Property subtype
Office
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$21,552
Amenities
Central Air, Electric
Laminate
Asphalt, Shingle
Out of County
12 Parking Spaces. Paved Driveway, Driveway.
County Road, Paved Road, Clear lot.
Building Details
Year Built
2014
Tenancy
Single
Abandoned
No
Listing Agency:
Flamingo Real Estate & Mngmt
(352) 303-6798
Listed By:
Robert Shoemaker · License #3112582
(352) 303-6798
Source:
Xome
Added: Jan 28
Changed: Aug 29
Last Checked: Aug 29 at 7:13PM
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 Flamingo Real Estate & Mngmt
Investment Insights
Based on property information with market context.
This 3,776-square-foot medical office suite is a corner unit within Sunset Professional Center, built in 2014. Its split-floor layout has separate ingress and egress points and can accommodate one larger office or two distinct office configurations. Existing improvements include lobby, reception, and display areas; procedure rooms; a lab; counseling rooms; a conference room; storage; and workstations with custom cabinetry. Two kitchens or break rooms, three restrooms, and a shower and sauna room are also included.
Specialized infrastructure includes an IV prep room with closed ventilation, badge-controlled entry, and a video security system. Interior finishes feature laminate flooring, granite reception counters, stone fascia, shiplap accent walls, plantation shutters, and acoustical ceiling tiles. The property provides 12 parking spaces with a paved driveway and is positioned on County Road 466, which records 23,500 FDOT average trips per day.
Central air, electric service, and energy-efficiency upgrades are included in the existing build-out.
Specialized infrastructure includes an IV prep room with closed ventilation, badge-controlled entry, and a video security system. Interior finishes feature laminate flooring, granite reception counters, stone fascia, shiplap accent walls, plantation shutters, and acoustical ceiling tiles. The property provides 12 parking spaces with a paved driveway and is positioned on County Road 466, which records 23,500 FDOT average trips per day.
Central air, electric service, and energy-efficiency upgrades are included in the existing build-out.
Key Highlights
- 3,776 SF corner medical office suite built in 2014
- Split‑floor plan with separate ingress and egress points
- Specialized IV prep room with closed ventilation
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
$57,963
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
4.46%
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%
$1,159,260
$1.2M
Cap Rate 7%
$828,043
$828.0K
Cap Rate 9%
$644,033
$644.0K
Market Conditions
NOI Build-Up for 3,776 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
$94.2K $24.96/SF
− Vacancy
−$17.0K −$4.49/SF
EGI
$77.3K $20.47/SF
− OpEx
−$19.3K −$5.12/SF
NOI
$58.0K $15.35/SF
Area
Sumter County, FL
Vacancy
18.00%
Lease Rate
$24.96 /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%
$1,159,260
Cap Rate 7%
$828,043
Cap Rate 9%
$644,033
Alternative Uses
Best Use
Office B
$828.0K
$724.5K – $966.1K
NOI $57,963 @ 7.0% cap · market cap 4.46%
Second Best
Healthcare Medical
$608.3K
$532.3K – $709.7K
NOI $42,582 @ 7.0% cap · market cap 3.28%
Theoretical Best
Office A
$1.08M
$945.9K – $1.26M
NOI $75,671 @ 7.0% cap · market cap 5.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
423
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32159, FL
30,455
Population
19,670
Households
1.5
Avg Household Size
69
Median Age
29%
College-Educated
95%
High-School Grad
30.2 sq mi
ZIP Area
1,008
Density / Sq Mi
$57,536
Median Household Income
$30,723
Median Earnings
$1,370
Median Rent
$272,100
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?
Medical Office Space - Flexible split-floor configuration supports one large practice or two separate office operations.
Where is this medical office space located?
The property is located at 809 County Road 466 Unit 202C Lady Lake, FL.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 3,776 SF corner medical office suite built in 2014; Split‑floor plan with separate ingress and egress points; Specialized IV prep room with closed ventilation
