Professional Office Building with
For Sale
$749,000
925 W SR 434, Winter Springs, FL 32708
Well-maintained office building with separate first- and second-floor suites and five private offices on the second level.
Property Size3,410 SF
Price / SF$219.65
Days on Market64
Property Features for 925 W SR 434
General Information
Standard status
Active
Size
3,410 SF
Property subtype
Office
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1953
Stories
2
Listing Agency:
OLDE TOWN BROKERS INC
(407) 425-5069
Listed By:
Patricia Sullivan · License #3130492
(407) 219-3450
Source:
Dennisrealty
Added: Jul 3
Changed: Sep 4
Last Checked: Sep 4 at 5:38AM
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 OLDE TOWN BROKERS INC
Investment Insights
Based on property information with market context.
This well-maintained professional office building is designed to accommodate multiple tenants or an owner-occupant, with separate first- and second-floor suites. The second floor includes five private offices, spacious reception and waiting areas, two private restrooms, and a large break room with abundant storage. A front-facing balcony is included, along with private rear stair access. A shared conference room is available as part of the common area, supporting use by occupants on both levels.
The property is located along SR 434 and is described as having excellent accessibility, ample on-site parking, and outstanding frontage with visibility and signage opportunities. The remarks also note the building’s convenient access to I-4, Ronald Reagan Boulevard, and the Lake Mary business corridor, placing it among established commercial activity in Seminole County.
The property is located along SR 434 and is described as having excellent accessibility, ample on-site parking, and outstanding frontage with visibility and signage opportunities. The remarks also note the building’s convenient access to I-4, Ronald Reagan Boulevard, and the Lake Mary business corridor, placing it among established commercial activity in Seminole County.
Key Highlights
- 1953‑built, well‑maintained professional office building on highly traveled SR 434
- Separate first- and second‑floor suites for flexible owner‑occupant or multi‑tenant use
- Second floor includes five private offices, spacious reception and waiting areas, and two private restrooms
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
$50,945
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
6.80%
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%
$1,018,900
$1.0M
Cap Rate 7%
$727,786
$727.8K
Cap Rate 9%
$566,056
$566.1K
Market Conditions
NOI Build-Up for 3,410 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
$81.8K $24.00/SF
− Vacancy
−$13.9K −$4.08/SF
EGI
$67.9K $19.92/SF
− OpEx
−$17.0K −$4.98/SF
NOI
$50.9K $14.94/SF
Area
Seminole 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%
$1,018,900
Cap Rate 7%
$727,786
Cap Rate 9%
$566,056
Alternative Uses
Best Use
Office B
$727.8K
$636.8K – $849.1K
NOI $50,945 @ 7.0% cap · market cap 6.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$970.4K
$849.1K – $1.13M
NOI $67,927 @ 7.0% cap · market cap 9.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
139
Businesses Nearby
Explore this area
Business Placement
Demographics for 32708, FL
47,045
Population
20,348
Households
2.3
Avg Household Size
41
Median Age
47%
College-Educated
96%
High-School Grad
18.5 sq mi
ZIP Area
2,543
Density / Sq Mi
$87,889
Median Household Income
$50,361
Median Earnings
$1,782
Median Rent
$352,600
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?
Office building - Well-maintained office building with separate first- and second-floor suites and five private offices on the second level.
Where is this office building located?
The property is located at 925 W SR 434 Winter Springs, FL.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: 1953‑built, well‑maintained professional office building on highly traveled SR 434; Separate first- and second‑floor suites for flexible owner‑occupant or multi‑tenant use; Second floor includes five private offices, spacious reception and waiting areas, and two private restrooms
