13-Unit Neighborhood Shopping
For Sale
$3,250,000
3625 COLUMBIA Street, Orlando, FL 32805
Commercial Sale, ORLANDO, FL
Property Size12,885 SF
Lot Size0.96 Acres
Price / SF$252.23
Days on Market133
Property Features for 3625 COLUMBIA Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
AC-1/SP
Subdivision
WASHINGTON SHORES SUB
Directions
John Young Parkway North Left on Columbia, Building will be on the Right.
Standard status
Active
APN
33-22-29-9016-09-150
Size
12,885 SF
Lot size
0.96 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
WASHINGTON SHORES SUB Q/163 LOTS 15 THROUGH 25 BLK I SEE 2946/22 & 4046/1585
Tax Annual Amount
19711
Legal Description
WASHINGTON SHORES SUB Q/163 LOTS 15 THROUGH 25 BLK I SEE 2946/22 & 4046/1585
Utilities
Heating system
Electric (Heating)
Building Details
Year built
1953
Building materials
Block
Listing Agency:
MAGNUS REALTY GROUP LLC · RE/MAX International
(407) 286-6042
Listed By:
Cedrick Williams · License #3054866
(321) 287-5668
Added: May 18
Changed: Aug 24
Last Checked: Sep 27 at 4:06AM
MLS# O6408491
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 freestanding retail property contains 12,885 square feet within a block-built structure completed in 1953. The center is arranged as 13 units and currently accommodates a varied collection of onsite businesses, including a convenience store, barbershops, pharmacy, nail salon, Taiwanese restaurant, car wash/detail operation, and WS Seafood Fish Market. Electric heating serves the building, and the property is zoned AC-1/SP.
The site is located at 3625 Columbia Street in Orlando’s historic Washington Shores neighborhood, within Orange County. Its 0.96-acre parcel provides an established setting for neighborhood retail and service activity. The existing unit count and business mix offer a functioning commercial configuration for continued retail use or future repositioning, subject to applicable approvals.
The site is located at 3625 Columbia Street in Orlando’s historic Washington Shores neighborhood, within Orange County. Its 0.96-acre parcel provides an established setting for neighborhood retail and service activity. The existing unit count and business mix offer a functioning commercial configuration for continued retail use or future repositioning, subject to applicable approvals.
Key Highlights
- 13‑unit retail center with 12,885 square feet of building area
- 0.96‑acre parcel at 3625 Columbia Street, Orlando, FL 32805
- Current business mix includes convenience retail, barbershops, pharmacy, nail salon, restaurant, car wash/detail, and seafood market
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
$253,021
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
7.79%
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%
$5,060,420
$5.1M
Cap Rate 7%
$3,614,586
$3.6M
Cap Rate 9%
$2,811,344
$2.8M
Market Conditions
NOI Build-Up for 12,885 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
$374.2K $29.04/SF
− Vacancy
−$12.7K −$0.99/SF
EGI
$361.5K $28.05/SF
− OpEx
−$108.4K −$8.42/SF
NOI
$253.0K $19.64/SF
Area
Orlando, FL
Vacancy
3.40%
Lease Rate
$29.04 /SF/Yr
Expense Ratio
30.00%
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%
$5,060,420
Cap Rate 7%
$3,614,586
Cap Rate 9%
$2,811,344
Alternative Uses
Best Use
Retail
$3.61M
$3.16M – $4.22M
NOI $253,021 @ 7.0% cap · market cap 7.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.15M
$3.63M – $4.84M
NOI $290,550 @ 7.0% cap · market cap 8.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
416
Businesses Nearby
56k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 54%
Shops & Services 35%
Dining 11%
Walmart Neighborhood Market
Groceries
30,330 visits/mo
0.3 miles
Mobil
Shops & Services
9,915 visits/mo
0.4 miles
7-Eleven
Shops & Services
6,267 visits/mo
0.3 miles
Popeyes Louisiana Kitchen
Dining
6,171 visits/mo
0.2 miles
AutoZone
Shops & Services
3,436 visits/mo
0.3 miles
Demographics for 32805, FL
23,331
Population
9,332
Households
2.5
Avg Household Size
39
Median Age
16%
College-Educated
78%
High-School Grad
6.8 sq mi
ZIP Area
3,431
Density / Sq Mi
$39,425
Median Household Income
$29,592
Median Earnings
$1,112
Median Rent
$226,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Orlando, FL
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Similar Off Market Nearby
- Beauty Depot — 4001 Columbia St, Orlando, FL 32811
- JUST TAXES UNLIMITED — 3610 Columbia St, Orlando, FL 32805
- Washington Shores Shopping Plaza — Columbia St, Orlando, FL 32805
Frequently Asked Questions
What type of property is this?
Shopping center - Freestanding retail property with established commercial occupancy and a diverse mix of neighborhood-serving businesses.
Where is this shopping center located?
The property is located at 3625 COLUMBIA Street Orlando, FL.
What is the asking price?
The asking price for this property is $3,250,000.
What are key features of this property?
This property features: 13‑unit retail center with 12,885 square feet of building area; 0.96‑acre parcel at 3625 Columbia Street, Orlando, FL 32805; Current business mix includes convenience retail, barbershops, pharmacy, nail salon, restaurant, car wash/detail, and seafood market
