Freestanding Office
For Sale
$1,799,999
https //evrealestate.com/en/properties/our-listings/Undisclosed-Address-ALTAMONTE%20SPRINGS-FL-32714-StellarMLS-O6362292, Altamonte Springs, FL 32714
Well-sized office building offered for sale, located within Seminole County with straightforward access from I-4.
Property Size8,445 SF
Price / SF$213.14
Days on Market235
Property Features for https //evrealestate.com/en/properties/our-listings/Undisclosed-Address-ALTAMONTE%20SPRINGS-FL-32714-StellarMLS-O6362292
General Information
Standard status
Active
Size
8,445 SF
Zoning
MOR-2
Taxes and HOA fees
Annual Taxes
$20,792
Amenities
Sidewalks
Central Air
Central
Microwave, Refrigerator
Building Details
Building Size
8,445 SF
Year Built
1988
Stories
1
Listing Agency:
Lake Monroe Realty
(407) 878-2830
Listed By:
Nate Trombetti · License #707606
(407) 878-2830
Source:
Evrealestate
Added: Dec 15, 2025
Changed: Aug 7
Last Checked: Aug 7 at 1:35AM
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 Lake Monroe Realty
Investment Insights
Based on property information with market context.
This freestanding office building for sale is offered at 483 Montgomery Place in Altamonte Springs, Florida. The property is listed with a total size of 8,445 square feet, providing an established footprint for office-oriented users. Because no unit breakdown or interior improvements were provided, prospective buyers should confirm the current configuration and condition during due diligence.
Access is described from I-4 and 436 by heading north to Montgomery Rd, turning right, then continuing for approximately 2 miles. The route continues to Montgomery Place, where the building is located at the back left corner of the subdivision, providing a clear, defined approach for visitors and service access.
For buyers seeking an office property in Seminole County, this asset’s straightforward, standalone positioning within a subdivision may be helpful for organizations looking for a dedicated building presence. The offering is presented as a for-sale transaction, and interested parties should verify parking, entry locations, and any tenant-ready attributes that may impact occupancy planning, operations, or future leasing decisions.
Access is described from I-4 and 436 by heading north to Montgomery Rd, turning right, then continuing for approximately 2 miles. The route continues to Montgomery Place, where the building is located at the back left corner of the subdivision, providing a clear, defined approach for visitors and service access.
For buyers seeking an office property in Seminole County, this asset’s straightforward, standalone positioning within a subdivision may be helpful for organizations looking for a dedicated building presence. The offering is presented as a for-sale transaction, and interested parties should verify parking, entry locations, and any tenant-ready attributes that may impact occupancy planning, operations, or future leasing decisions.
Key Highlights
- Office building built in 1988
- Central air conditioning and central heating
- Includes microwave and refrigerator
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
$126,168
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
7.01%
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%
$2,523,360
$2.5M
Cap Rate 7%
$1,802,400
$1.8M
Cap Rate 9%
$1,401,867
$1.4M
Market Conditions
NOI Build-Up for 8,445 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
$202.7K $24.00/SF
− Vacancy
−$34.5K −$4.08/SF
EGI
$168.2K $19.92/SF
− OpEx
−$42.1K −$4.98/SF
NOI
$126.2K $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%
$2,523,360
Cap Rate 7%
$1,802,400
Cap Rate 9%
$1,401,867
Alternative Uses
Best Use
Office B
$1.80M
$1.58M – $2.10M
NOI $126,168 @ 7.0% cap · market cap 7.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.40M
$2.10M – $2.80M
NOI $168,224 @ 7.0% cap · market cap 9.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,314
Businesses Nearby
Explore this area
Business Placement
Demographics for 32714, FL
38,049
Population
16,722
Households
2.3
Avg Household Size
37
Median Age
37%
College-Educated
92%
High-School Grad
8.5 sq mi
ZIP Area
4,476
Density / Sq Mi
$67,333
Median Household Income
$39,714
Median Earnings
$1,641
Median Rent
$292,300
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-sized office building offered for sale, located within Seminole County with straightforward access from I-4.
Where is this office building located?
The property is located at https //evrealestate.com/en/properties/our-listings/Undisclosed-Address-ALTAMONTE%20SPRINGS-FL-32714-StellarMLS-O6362292 Altamonte Springs, FL.
What is the asking price?
The asking price for this property is $1,799,999.
What are key features of this property?
This property features: Office building built in 1988; Central air conditioning and central heating; Includes microwave and refrigerator
