Eustis Medical Plaza EUSTIS, FLORIDA
A ±37,708 SF Class A medical office development divided into 16 fee-simple medical bays , anchored by an Urgent Care and sold — not leased — to physicians and healthcare investors. 8.3-acre site on North State Road 19, backed by full municipal support from the City of Eustis. Target Gross Sellout: $20.4M .
Why I'm Sharing This Opportunity
My work has always centered on one thing: building. Over the years I've helped stand up and grow several businesses from the ground up — from early-stage positioning to the point where they were ready to attract serious capital. That experience is exactly what I bring to the table here: I don't just present deals, I know what it takes to build something that deserves an investor's trust.
My role on Eustis Medical Plaza is to put the opportunity in front of the right investors, walk them through why it works, and make sure they have enough context to decide whether a deeper conversation with the development and legal team makes sense. I'm also the face our investors see across our promotional video content and social channels — because I believe the people behind a deal matter just as much as the numbers.
This project checks the boxes I personally look for before I bring anything to my network: a sponsor with a verifiable track record, an asset type — medical real estate — with structurally resilient, necessity-based demand, and an offering structured under a specific federal securities exemption (Rule 506(c) of Regulation D) with formal documentation available for review.
This isn't for every investor — it requires Accredited Investor status and comfort with an approximately 24-month development and sales cycle. But for those looking to diversify into commercial healthcare real estate, backed by confirmed municipal support and a pre-sale model designed to de-risk construction, this deal deserves at least one conversation.
[phone number]
[email]
atlantikoscapital.com
The Offering
Atlantikos Capital presents the opportunity to develop Eustis Medical Plaza , a for-sale medical bay development in Eustis, Florida, within the Orlando Metropolitan Area. The site spans approximately 8.3 acres with direct frontage on North State Road 19, approximately half a mile north of downtown Eustis.
The Project is designed as a ±37,708 SF Class A medical office building divided into 16 separately platted, fee-simple medical bays , anchored by an Urgent Care, sold individually to medical practices and healthcare investors rather than leased.
The City of Eustis has formally expressed strong support for the Project. The City Commission has identified the lack of medical services in the northern part of the city as a priority, and the Development Services Department has confirmed that a medical plaza is a viable development on the property.
Positioned on State Road 19, the site benefits from strong visibility and daily traffic flow, capturing an underserved trade area where residents currently cross congested downtown Eustis — more than one hour at peak times — to reach medical providers concentrated in the south.
The Project follows a pre-sale development model : bays are reserved and placed under binding contract during construction, targeting a fully sold building at completion within an estimated 24-month cycle .
Fee-Simple Medical Bay Development
The Northern Corridor's Healthcare Anchor
The Project is positioned on North State Road 19, the primary north-south arterial corridor serving Eustis, with 238 feet of direct frontage and public utilities available along the site.
This location captures both the underserved northern Eustis population and pass-through traffic between Eustis, Umatilla, and the SR-44 corridor. Medical providers today are concentrated south of downtown — at rush hour, crossing the downtown core can take more than one hour, making a northern medical plaza the natural solution endorsed by the City.
Combined with ongoing residential growth and the planned connection of the adjacent front parcel, the site is positioned to become the healthcare anchor of the northern corridor.
Structural, Recession-Resistant Demand
Florida
One of the fastest-growing states in the U.S., population exceeding 23 million with sustained in-migration led by retirees relocating to Central Florida — driving structural demand for healthcare services.
Lake County
Over 420,000 residents with continued suburban growth. Medical infrastructure anchored by AdventHealth Waterman (287 beds) in neighboring Tavares.
Population & Demographics
5-mile trade area population ≈68,000, projected to exceed 79,000 by 2029 (+3.1%/yr). Median age 46.5 — well above the state average — with 18,400+ residents aged 65+.
Drivers of Medical Demand
No medical services in northern Eustis; existing facilities near capacity; Lake-Sumter State College (10,000+ students) has no nearby urgent care.
These factors support consistent, necessity-based healthcare consumption — the site was ranked #1 of 20 scenarios tested in the independent Highest & Best Use Study.
Eustis Submarket
The City of Eustis has identified the absence of medical services in the northern part of the city as a priority. At peak hours, crossing downtown Eustis can take more than one hour — the subject site eliminates that barrier for the entire northern trade area, capturing patients at a decisive convenience advantage.
A Multi-Suite Medical Asset
Site & Building
- ±8.3-acre site (±6.05 acres uplands)
- ±37,708 SF single-story building
- 238 ft of direct SR-19 frontage
- Wet detention pond; no construction over wetlands
Suite Program
- 16 medical suites in total
- 10 suites of ±2,378 SF
- 6 suites of ±2,206 SF
- Individual entrances, signage & metering
Parking & Access
- Ample surface parking field
- Full-access + right-in/right-out on SR-19
- Ambulance-accessible drop-off zones
- Cross-access easement to adjacent parcel
Target Medical Uses
- Urgent care & emergency-adjacent
- Primary care & family medicine
- Dental, imaging & diagnostics
- Specialty outpatient (ortho, cardio, derm)
No Modern Medical Plaza in Northern Eustis
Medical office competition in the trade area consists primarily of single-tenant clinics and multi-tenant medical complexes concentrated south of downtown Eustis and around AdventHealth Waterman in Tavares. Many of these facilities are nearing capacity, with limited available space for new practices — creating a favorable opening for the subject site to capture unmet demand in both primary care and specialty outpatient services.
- No modern multi-tenant medical plaza in northern Eustis
- Existing providers concentrated south of the congested downtown core
- Older medical space suffers functional obsolescence (parking, layouts, façades)
- Strong opportunity to aggregate practices in one purpose-built healthcare destination
Project Highlights
Prime Location
238 feet of direct SR-19 frontage, ±0.5 miles north of downtown Eustis, with strong visibility and consistent daily traffic flow.
Underserved Medical Demand
An estimated $23.8M of annual general-medical demand currently leaks out of the 5-mile trade area.
City-Backed Development
The City of Eustis requested a medical concept for this site and has confirmed full municipal support.
Anchored by Urgent Care
Urgent Care Anchor
- Walk-in clinic serving the northern population and college students
- Extended hours capturing after-work & weekend demand
Primary Care & Family Medicine
- Recurring, high-frequency visits
- Senior-focused care for 18,400+ residents 65+
- Owner-occupied bays build equity instead of rent
Specialty & Diagnostic
- Dental, imaging, laboratory
- Orthopedics, cardiology, dermatology
- Cross-referral synergies between co-located practices
Wellness & Professional
- Physical therapy & rehabilitation
- Pharmacy and medical retail support
- Professional healthcare offices
±37,708 SF · 16 Tenant Suites · 1 Story
Preliminary civil site plan features a ±37,708 SF footprint aligned to SR-19 frontage, full-access and right-in/right-out driveways with a raised concrete traffic separator, a wet detention pond south of the building with wetlands preserved as buffer, and adjacency to First Church of God (N), Victory Baptist Church & Schools (S), and MCR apartments (NW).
Target Return Metrics
Pre-Sale Model — Fee-Simple Bay Sales
Instead of leasing, the Project sells each medical bay as a separately platted, fee-simple unit. Bays are reserved during the 12-month shovel-ready phase, go under binding contract with 30% deposits once the final plat is recorded, and close at certificate of occupancy — targeting a fully pre-sold building before construction is complete.
| Sales Program | Detail |
|---|---|
| Fee-simple medical bays | 16 bays · ±37,125 sellable SF (99% efficiency) |
| Target price | $550 / sellable SF |
| Refundable reservations | Months 1–12 |
| Binding contracts + 30% deposit | Month 13 |
| Closings at certificate of occupancy | Month 24 |
| Gross contract value | $20,418,750 |
| Buyer deposits at contract (30%) | $6,125,625 |
| Broker commission (5%) | ($1,020,938) |
| Net Sales Cash | $19,397,813 |
Development Budget & Profitability
| Development Cost | Basis | Amount |
|---|---|---|
| Land Acquisition & Closing | 8.343-acre site, N State Road 19 | $3,045,000 |
| Hard Costs — Shell & Contingency | 37,500 GSF @ $185/GSF + 10% contingency | $7,867,430 |
| Site Development | Pond, utilities, parking, SR-19 access | $1,481,871 |
| Soft Costs | A&E, permits, legal, dev. & CM fees | $1,553,792 |
| TOTAL DEVELOPMENT COST | $13,948,093 | |
| PPM Offering & Placement Costs | Legal, marketing, roadshows, placement fee | $637,500 |
| Financing & Property-Tax Carry | Origination, construction interest, tax carry | $442,984 |
| Broker Commission | 5% of gross bay sales | $1,020,938 |
| TOTAL ALL-IN PROJECT COST | $16,049,514 | |
| Gross Sellout Revenue | 37,125 sellable SF × $550/SF | $20,418,750 |
| Net Sales Cash | After 5% broker commission | $19,397,813 |
| NET DEVELOPMENT PROFIT | ≈21% margin on gross sales | $4,369,236 |
Key Investment Metrics
Financing Structure
- Land: $3.0M seller note @ 0% interest
- Title Transfer: Month 1 — project owns site early
- PPM Equity Raise: $4.5M gross → $4.16M net
- Construction Loan: $7.5M commitment @ 7.00%
- Max Loan Balance: $5.26M (≈38% of all-in cost)
- Buyer Deposits: 30% at contract; 20% usable ($4.08M)
- Loan Closing: Month 13, after shovel-ready milestone
Presale & Risk Coverage
- Pre-Sales: 100% of bays targeted under contract
- Loan-to-Cost: ≈38%
- Seller Note: subordinated
- Loan Repaid: at unit closings (Month 24)
Sources & Uses — $16,049,514
Sources
| PPM Investor Equity (28%) | $4,500,000 |
| Seller Financing — Land (19%) | $3,000,000 |
| Construction Loan (28%) | $4,465,764 |
| Usable Buyer Deposits (25%) | $4,083,750 |
| Total Sources | $16,049,514 |
Uses
| Hard Costs (49%) | $7,867,430 |
| Land Acquisition (19%) | $3,045,000 |
| Site Development (9%) | $1,481,871 |
| Soft Costs (10%) | $1,553,792 |
| Financing & Offering (7%) | $1,080,484 |
| Sales Commission (6%) | $1,020,938 |
| Total Uses | $16,049,514 |
Total Development Funding Capacity: ≈$16.8M
De-risked, layered structure: 0% seller financing on the land, presale deposits funding construction, and a construction loan of only ≈38% of all-in project cost.
Entitle → Pre-Sell → Build → Close
PPM Launch & Site Control
PPM launches August 2026; title transfers to the project in Month 1 via a $3.0M seller-financed note at 0% interest.
Shovel-Ready & Reservations
12-month entitlement phase. Refundable reservations target 100% of the 16 bays by Month 12.
Loan Closing & Binding Contracts
Month 13: construction loan closes ($7.5M @ 7.00%); reservations convert to binding contracts with 30% deposits.
Completion & Bay Closings
Month 24: certificate of occupancy and bay closings. Capital, 8% preferred return and 80/20 profit split distributed.
Projected Investor Returns by Sale Price
| Scenario | Sale Price / SF | Equity Multiple | Target IRR |
|---|---|---|---|
| Base | $500 | 1.5x | ~30% |
| Target | $550 | 1.8x | ~40% |
| Upside | $575 | 1.8x | ~40% |
This document has been prepared by Atlantikos Capital LLC for informational purposes only and does not constitute an offer to sell or a solicitation to buy any securities. Any offer will be made only through formal offering documents, including a Private Placement Memorandum ("PPM"), under Rule 506(c) of Regulation D of the U.S. Securities Act of 1933. This opportunity is intended exclusively for Accredited Investors. All projections, financial or otherwise, are illustrative estimates based on feasibility analysis and current assumptions; actual results may vary materially. Conceptual renderings, site plans, and operational concepts are for illustrative purposes only and subject to change. Neither the SEC nor any regulatory authority has approved or reviewed this material. Prospective investors should consult their own legal, tax, and financial advisors before making any investment decision.