Multi-Tenant Office
For Sale
Contact for pricing
925 West State Road 434, Winter Springs, FL 32708
Well-maintained professional office building with separate first- and second-floor suites and ample on-site parking.
Property Size3,410 SF
Price / SF$219.65
Days on Market55
Property Features for 925 West State Road 434
General Information
Standard status
Active
Size
3,410 SF
Property subtype
Office
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
2
Building Details
Year Built
1953
Buildings
1
Stories
2
Listing Agency:
Olde Town Brokers Inc
(407) 219-3450
Listed By:
Patricia Sullivan · License #FL 3130492
Source:
Crexi
Added: Jul 6
Changed: Aug 14
Last Checked: Aug 26 at 3:01AM
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.
Well-maintained professional office building offering separate first- and second-floor suites designed to support multiple tenants or an owner-occupant. The second floor features five private offices, a spacious reception and waiting areas, two private restrooms, and a large break room with storage. A front-facing balcony and private rear stair access are included, along with a shared conference room serving as part of the common area.
The property is located on highly traveled SR 434 with substantial frontage for strong visibility. The building is surrounded by established businesses and is positioned for convenient access to I-4, Ronald Reagan Boulevard, and the Lake Mary business corridor in Seminole County.
Updates have been completed over time, and the property includes ample on-site parking and straightforward accessibility for employees and visitors.
The property is located on highly traveled SR 434 with substantial frontage for strong visibility. The building is surrounded by established businesses and is positioned for convenient access to I-4, Ronald Reagan Boulevard, and the Lake Mary business corridor in Seminole County.
Updates have been completed over time, and the property includes ample on-site parking and straightforward accessibility for employees and visitors.
Key Highlights
- Professional office building built in 1953 on highly traveled SR 434 with substantial on‑site parking.
- Separate first- and second‑floor suites create flexibility for multiple tenants or an owner‑occupant.
- Second floor includes five private offices, spacious reception and waiting areas, two private restrooms, and a break room with abundant storage.
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
Property Profile
Current Use
Lease Details
2
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,001
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 units - Well-maintained professional office building with separate first- and second-floor suites and ample on-site parking.
Where is this office units located?
The property is located at 925 West State Road 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: Professional office building built in 1953 on highly traveled SR 434 with substantial on‑site parking.; Separate first- and second‑floor suites create flexibility for multiple tenants or an owner‑occupant.; Second floor includes five private offices, spacious reception and waiting areas, two private restrooms, and a break room with abundant storage.
