Renovated Industrial Building with Fenced
For Sale
$4,150,000
3852 L B MCLEOD Road, Orlando, FL 32805
COMMERCIAL - ORLANDO, FL
Property Size14,302 SF
Lot Size0.89 Acres
Price / SF$290.17
Days on Market138
Property Features for 3852 L B MCLEOD Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
IND-2/IND-
Subdivision
WOODHAVEN
Directions
Located directly off LB MCleod Road, Orlando, FL
Standard status
Active
APN
09-23-29-9452-02-010
Size
14,302 SF
Lot size
0.89 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
WOODHAVEN J/127 LOTS 1 2 & 12 BLK B (LESS R/W ON N)
Tax Annual Amount
22533
Legal Description
WOODHAVEN J/127 LOTS 1 2 & 12 BLK B (LESS R/W ON N)
Utilities
Cooling system
Central Air
Amenities
Break Room
Showroom
Receptionist Area
Building Details
Year built
1972
Floors in Building
1
Building materials
Block
Listing Agency:
COMMERCIAL REAL ESTATE PROF IN
(407) 737-9797
Listed By:
Mark Allen
(407) 737-9797
Added: Mar 30
Changed: Aug 4
Last Checked: Aug 14 at 2:06AM
MLS# O6394908
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 renovated industrial building offers an open floor plan with office and warehouse components, along with upgraded interior flooring. The space includes 8 offices on the first floor and 2 offices on the second floor, plus a receptionist area, showroom, break room, and 4 bathrooms. Additional warehouse space is provided through three separate warehouse areas, supported by a fenced yard.
The property is zoned IND-2/IND- and totals 14,302 square feet on 0.89 acres. It is located at 3852 L B McLeod Road in Orlando, Florida 32805, in Orange County.
Designed for mixed office-and-warehouse use, the layout combines dedicated office space with multiple warehouse areas and exterior fenced storage for business operations requiring both working and administrative space.
The property is zoned IND-2/IND- and totals 14,302 square feet on 0.89 acres. It is located at 3852 L B McLeod Road in Orlando, Florida 32805, in Orange County.
Designed for mixed office-and-warehouse use, the layout combines dedicated office space with multiple warehouse areas and exterior fenced storage for business operations requiring both working and administrative space.
Key Highlights
- 14,302 SF industrial zoned building for sale
- Recently renovated with block construction and central air
- Open floor plan with 8 offices on the first floor and 2 offices on the second floor
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
$267,090
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
6.44%
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%
$5,341,800
$5.3M
Cap Rate 7%
$3,815,571
$3.8M
Cap Rate 9%
$2,967,667
$3.0M
Market Conditions
NOI Build-Up for 14,302 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
$429.1K $30.00/SF
− Vacancy
−$72.9K −$5.10/SF
EGI
$356.1K $24.90/SF
− OpEx
−$89.0K −$6.23/SF
NOI
$267.1K $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%
$5,341,800
Cap Rate 7%
$3,815,571
Cap Rate 9%
$2,967,667
Alternative Uses
Best Use
Office B
$3.82M
$3.34M – $4.45M
NOI $267,090 @ 7.0% cap · market cap 6.44%
Second Best
Warehouse
$1.39M
$1.21M – $1.62M
NOI $97,015 @ 7.0% cap · market cap 2.34%
Theoretical Best
Office A
$4.61M
$4.03M – $5.38M
NOI $322,502 @ 7.0% cap · market cap 7.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
649
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
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
Market
Vacancy Rate% for Office in Orlando, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Recently renovated industrial building includes multiple office rooms, warehouses, and a fenced yard.
Where is this flex space located?
The property is located at 3852 L B MCLEOD Road Orlando, FL.
What is the asking price?
The asking price for this property is $4,150,000.
What are key features of this property?
This property features: 14,302 SF industrial zoned building for sale; Recently renovated with block construction and central air; Open floor plan with 8 offices on the first floor and 2 offices on the second floor
