Medical Office Building in The
For Sale
$5,300,000
910 OLD CAMP Rd 110, The Villages, FL 32162
Fee Simple medical office building in The Villages for sale.
Property Size11,798 SF
Price / SF$449.23
Days on Market111
Property Features for 910 OLD CAMP Rd 110
General Information
Standard status
Active
Size
11,798 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$25,789
Building Details
Building Size
11,798 SF
Year Built
2007
Stories
2
Listing Agency:
GRIZZARD COMMERCIAL REALESTATE
(352) 787-6966
Listed By:
Michael Pederson · License #3272610
(352) 787-6966
Source:
Elliman
Added: Apr 24
Changed: Aug 8
Last Checked: Aug 8 at 6:52AM
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 GRIZZARD COMMERCIAL REALESTATE
Investment Insights
Based on property information with market context.
This is a rare opportunity to purchase a fee simple title to a medical office building in The Villages. Sumter Landing Professional Plaza is located directly south of Lake Sumter Landing. The building totals 11,798 square feet of heated and cooled space, plus 1,105 square feet of covered porches. The owners currently occupy 8,838 square feet of heated and cooled space, which is 75% of the building, and will close their medical practices upon sale. The owner-occupied space includes a common lobby with two handicap restrooms, an X-ray room, and an MRI room. The chiropractic practice area features a reception desk, private waiting area, six semi-private therapy rooms, four private exam rooms, and two doctors' offices sharing a bathroom. The orthopedic practice area contains a reception desk, private waiting area, eleven exam rooms, an RN station, three bathrooms (one handicap accessible), a break room, and three small doctors' offices. The second-floor space, also occupied by the owners, offers 1,838 square feet of heated and cooled space with an open work area, private office, bathroom, large storage area, and a 195 square foot covered porch, accessible by stairs or an elevator. An additional unit of 2,960 square feet of heated and cooled space is leased to an urgent care practice with a lease ending on 10/31/2029. The lease commenced on 11/1/24 at $36 per square foot, with 2% annual escalators, and the tenant covers 30% of the CAM expense to The Villages. This space includes a private lobby, reception desk, three bathrooms (two handicap accessible), a procedure room, six private exam rooms, an RN station, lab, pharmacy, break room, X-ray room, and a doctor's office. The property is conveniently located in the heart of The Villages with golf cart access and ample parking.
Key Highlights
- Fee simple title to a medical office building in The Villages.
- Located in Sumter Landing Professional Plaza, near Lake Sumter Landing.
- Existing urgent care tenant provides immediate income with a lease until 10/31/2029 at $36/SF with annual escalators.
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
$181,104
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
3.42%
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%
$3,622,080
$3.6M
Cap Rate 7%
$2,587,200
$2.6M
Cap Rate 9%
$2,012,267
$2.0M
Market Conditions
NOI Build-Up for 11,798 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
$294.5K $24.96/SF
− Vacancy
−$53.0K −$4.49/SF
EGI
$241.5K $20.47/SF
− OpEx
−$60.4K −$5.12/SF
NOI
$181.1K $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%
$3,622,080
Cap Rate 7%
$2,587,200
Cap Rate 9%
$2,012,267
Alternative Uses
Best Use
Office B
$2.59M
$2.26M – $3.02M
NOI $181,104 @ 7.0% cap · market cap 3.42%
Second Best
Healthcare Medical
$1.90M
$1.66M – $2.22M
NOI $133,046 @ 7.0% cap · market cap 2.51%
Theoretical Best
Office A
$3.38M
$2.96M – $3.94M
NOI $236,432 @ 7.0% cap · market cap 4.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
496
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32162, FL
51,905
Population
37,824
Households
1.4
Avg Household Size
74
Median Age
42%
College-Educated
98%
High-School Grad
22.8 sq mi
ZIP Area
2,277
Density / Sq Mi
$73,927
Median Household Income
$27,310
Median Earnings
$1,497
Median Rent
$358,100
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 - Fee Simple medical office building in The Villages for sale.
Where is this medical office space located?
The property is located at 910 OLD CAMP Rd 110 The Villages, FL.
What is the asking price?
The asking price for this property is $5,300,000.
What are key features of this property?
This property features: Fee simple title to a medical office building in The Villages.; Located in Sumter Landing Professional Plaza, near Lake Sumter Landing.; Existing urgent care tenant provides immediate income with a lease until 10/31/2029 at $36/SF with annual escalators.
