Renovated Professional Office
For Sale
$325,000
2878 S OSCEOLA Avenue, Orlando, FL 32806
Commercial Sale, ORLANDO, FL
Property Size958 SF
Lot Size0.17 Acres
Price / SF$339.25
Days on Market8
Property Features for 2878 S OSCEOLA Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
O-2/SP
Appliances
Dishwasher, Microwave, Refrigerator
Subdivision
KEY CENTER SOUTH
Directions
SOUTH ON ORANGE AVE, EAST ON MICHIGAN AVE, SOUTH ON DELANEY AVE, PARKING LOT IS ON LEFT (MUST GET OUT AND WALK TO THE UNIT, WHICH IS ON THE NORTHERN SIDE OF ALL THE BUILDINGS)
Standard status
Active
APN
01-23-29-4162-00-055
Size
958 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
KEY CENTER SOUTH CB 2/55 UNIT 5-E
Tax Annual Amount
3162
Legal Description
KEY CENTER SOUTH CB 2/55 UNIT 5-E
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
break room
bathroom with shower
printer area
landscaping
Building Details
Year built
2015
Flooring type
Tile
Building materials
Block, Stucco, Frame
Roof type
Shingle
Listing Agency:
COMPASS FLORIDA LLC
(407) 203-9441
Listed By:
Jesse Rottinghaus
(407) 808-5670
Added: Sep 15
Changed: Sep 22
Last Checked: Sep 22 at 3:06PM
MLS# O6441880
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 958-square-foot office condominium, built in 2015, provides a practical professional setting with two distinct office areas, a printer station, and a renovated break room. A bathroom with shower, tile flooring, recessed lighting, central heating and cooling, and a shingle roof complement the interior improvements. The unit also includes a dishwasher, microwave, and refrigerator.
Located at 2878 S Osceola Avenue in Orlando’s SODO district, the property offers access to Orange Avenue and Michigan Street and is near the Orlando Health Campus. Public water and sewer serve the property, while block, stucco, and frame construction support the building’s commercial configuration. O-2/SP zoning accommodates professional office and medical uses.
Located at 2878 S Osceola Avenue in Orlando’s SODO district, the property offers access to Orange Avenue and Michigan Street and is near the Orlando Health Campus. Public water and sewer serve the property, while block, stucco, and frame construction support the building’s commercial configuration. O-2/SP zoning accommodates professional office and medical uses.
Key Highlights
- 958 SF professional office condominium
- Two separate office areas plus dedicated printer station
- Renovated break room and bathroom with shower
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
$17,891
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
5.50%
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%
$357,820
$357.8K
Cap Rate 7%
$255,586
$255.6K
Cap Rate 9%
$198,789
$198.8K
Market Conditions
NOI Build-Up for 958 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
$28.7K $30.00/SF
− Vacancy
−$4.9K −$5.10/SF
EGI
$23.9K $24.90/SF
− OpEx
−$6.0K −$6.23/SF
NOI
$17.9K $18.67/SF
Area
Orlando, FL
Vacancy
17.00%
Lease Rate
$30.00 /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%
$357,820
Cap Rate 7%
$255,586
Cap Rate 9%
$198,789
Alternative Uses
Best Use
Office B
$255.6K
$223.6K – $298.2K
NOI $17,891 @ 7.0% cap · market cap 5.50%
Second Best
Healthcare Medical
$195.1K
$170.7K – $227.6K
NOI $13,657 @ 7.0% cap · market cap 4.20%
Theoretical Best
Office A
$308.6K
$270.0K – $360.0K
NOI $21,602 @ 7.0% cap · market cap 6.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,002
Businesses Nearby
Explore this area
Business Placement
Demographics for 32806, FL
26,582
Population
12,529
Households
2.1
Avg Household Size
40
Median Age
55%
College-Educated
95%
High-School Grad
6.8 sq mi
ZIP Area
3,909
Density / Sq Mi
$86,653
Median Household Income
$54,012
Median Earnings
$1,500
Median Rent
$415,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Orlando, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Zoned O-2/SP for professional office and medical uses, with separate work areas and updated staff amenities.
Where is this office units located?
The property is located at 2878 S OSCEOLA Avenue Orlando, FL.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 958 SF professional office condominium; Two separate office areas plus dedicated printer station; Renovated break room and bathroom with shower
