Prime Winter Park Office
For Sale
Contact for pricing
157 E New England Avenue Unit 205 Winter Park FL, Winter Park, FL 32789
C-2 zoned office space near Park Avenue and Winter Park Station.
Property Size885 SF
Price / SF$355.82
Days on Market889
Property Features for 157 E New England Avenue Unit 205 Winter Park FL
General Information
Standard status
Active
Size
885 SF
Class
C
Property subtype
Office
Zoning
C-2
Building Details
Year Built
1956
Buildings
1
Listing Agency:
DBT REALTY LLC
(305) 492-2646
Listed By:
Daniel Berndt · License #BK3345523
Source:
Crexi
Added: Mar 4, 2024
Changed: Aug 8
Last Checked: Aug 8 at 4:28AM
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 DBT REALTY LLC
Investment Insights
Based on property information with market context.
This C-2 zoned office space is located on the second floor off W New England Ave, positioning businesses in a prime location near Park Avenue. Situated less than a quarter-mile from the Winter Park Station, which offers both Amtrak and SunRail connections, the property provides commute options for teams and clients. The location is in the heart of Winter Park's commercial district, providing access to dining, shopping, and leisure options. The property has a size of 885 square feet and is suitable for commercial real estate use.
Key Highlights
- Prime location steps from Park Avenue in Winter Park.
- C‑2 zoning suitable for office space.
- Less than a quarter‑mile from Winter Park Station (Amtrak and SunRail).
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
$13,222
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
4.20%
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%
$264,440
$264.4K
Cap Rate 7%
$188,886
$188.9K
Cap Rate 9%
$146,911
$146.9K
Market Conditions
NOI Build-Up for 885 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
$21.2K $24.00/SF
− Vacancy
−$3.6K −$4.08/SF
EGI
$17.6K $19.92/SF
− OpEx
−$4.4K −$4.98/SF
NOI
$13.2K $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%
$264,440
Cap Rate 7%
$188,886
Cap Rate 9%
$146,911
Alternative Uses
Best Use
Office B
$188.9K
$165.3K – $220.4K
NOI $13,222 @ 7.0% cap · market cap 4.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$251.8K
$220.4K – $293.8K
NOI $17,629 @ 7.0% cap · market cap 5.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
119
Businesses Nearby
Explore this area
Business Placement
Demographics for 32789, FL
26,399
Population
12,945
Households
2
Avg Household Size
44
Median Age
63%
College-Educated
98%
High-School Grad
7.8 sq mi
ZIP Area
3,384
Density / Sq Mi
$100,213
Median Household Income
$65,652
Median Earnings
$1,667
Median Rent
$695,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - C-2 zoned office space near Park Avenue and Winter Park Station.
Where is this office units located?
The property is located at 157 E New England Avenue Unit 205 Winter Park FL Winter Park, FL.
What is the asking price?
The asking price for this property is $314,900.
What are key features of this property?
This property features: Prime location steps from Park Avenue in Winter Park.; C‑2 zoning suitable for office space.; Less than a quarter‑mile from Winter Park Station (Amtrak and SunRail).
