Renovated Flex Space with
For Sale
$3,530,000
3852 L B MCLEOD Road, Orlando, FL 32805
Commercial Sale, ORLANDO, FL
Property Size14,302 SF
Lot Size0.89 Acres
Price / SF$246.82
Days on Market183
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
Receptionist Area
Building Details
Year built
1972
Floors in Building
1
Building materials
Block
Listing Agency:
COMMERCIAL REAL ESTATE PROF IN
Listed By:
Mark Allen
(407) 737-9797
Added: Mar 30
Changed: Sep 10
Last Checked: Sep 28 at 7:06AM
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 14,302-square-foot flex property on 0.89 acres includes a showroom, reception area, break room, three warehouses, and 10 offices. Eight offices are located on the first floor, with two additional offices upstairs, along with four bathrooms. Approximately 50% of the building is air conditioned, and multiple roll-up doors provide access from several sides. Block construction dates to 1972, with recent renovations noted. The site also includes a fenced contractor or laydown yard and a large monument sign along L B McLeod Road.
Zoned IND-2/IND-, the property offers industrial, showroom, warehouse, and office components within the same facility. It is located less than 1/4 mile from I-4 in Orlando, providing direct proximity to a major interstate corridor and main-road frontage.
Zoned IND-2/IND-, the property offers industrial, showroom, warehouse, and office components within the same facility. It is located less than 1/4 mile from I-4 in Orlando, providing direct proximity to a major interstate corridor and main-road frontage.
Key Highlights
- 14,302‑square‑foot building on 0.89 acres
- IND‑2/IND- zoning supports the industrial property classification
- Showroom, reception area, break room, 10 offices, and 4 bathrooms
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
$280,846
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
7.96%
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%
$5,616,920
$5.6M
Cap Rate 7%
$4,012,086
$4.0M
Cap Rate 9%
$3,120,511
$3.1M
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
$415.3K $29.04/SF
− Vacancy
−$14.1K −$0.99/SF
EGI
$401.2K $28.05/SF
− OpEx
−$120.4K −$8.42/SF
NOI
$280.8K $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%
$5,616,920
Cap Rate 7%
$4,012,086
Cap Rate 9%
$3,120,511
Alternative Uses
Best Use
Retail
$4.01M
$3.51M – $4.68M
NOI $280,846 @ 7.0% cap · market cap 7.96%
Second Best
Office B
$3.82M
$3.34M – $4.45M
NOI $267,090 @ 7.0% cap · market cap 7.57%
Theoretical Best
Office A
$4.61M
$4.03M – $5.38M
NOI $322,502 @ 7.0% cap · market cap 9.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
10
Office units
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
883
Businesses Nearby
Well-served
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
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
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Frequently Asked Questions
What type of property is this?
Flex space - Renovated industrial property combines showroom, offices, warehouses, and a fenced contractor 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 $3,530,000.
What are key features of this property?
This property features: 14,302‑square‑foot building on 0.89 acres; IND‑2/IND- zoning supports the industrial property classification; Showroom, reception area, break room, 10 offices, and 4 bathrooms
