Retail Building with Two
For Sale
$1,300,000
41 N DOLLINS Avenue, Orlando, FL 32805
COMMERCIAL - ORLANDO, FL
Property Size4,608 SF
Lot Size0.11 Acres
Price / SF$282.12
Days on Market532
Property Features for 41 N DOLLINS Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
I-G
Pets allowed
Yes
Lot features
Central Business District, Corner Lot, City Limits, Sidewalk, Paved
Directions
Take Old Winter Garden Road west until it turns into West Washington St. Once past John Young Parkway make a right on North Dollins Avenue and follow to the building on the left.
Subdivision
32805 - Orlando/Washington Shores
Standard status
Active
APN
27-22-29-1632-00-630
Size
4,608 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
CONRAD PLACE K/66 LOTS 1 THROUGH 3 & 63THROUGH 66 (LESS PT TAKEN FOR R/W ON N PER OR 5369/4669 CI95/5446)
Tax Annual Amount
2704
Legal Description
CONRAD PLACE K/66 LOTS 1 THROUGH 3 & 63THROUGH 66 (LESS PT TAKEN FOR R/W ON N PER OR 5369/4669 CI95/5446)
Utilities
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Building Details
Year built
1964
Flooring type
Concrete
Building materials
Block
Roof type
Concrete
Listing Agency:
LPT REALTY, LLC
(877) 366-2213
Listed By:
Manuel Delgado · License #3346425
(407) 738-5717
Added: Mar 3, 2025
Changed: Aug 13
Last Checked: Aug 17 at 10:06AM
MLS# O6286372
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.
Retail building on a 0.11-acre lot with 4,608 square feet of space. The property is constructed with block and has concrete flooring, a concrete roof, and public water service. Cooling is provided via window and wall/window unit(s).
A key operational feature is that the building includes two separate addresses, which can allow one side to operate while the adjacent space is leased or used separately. The property was built in 1964.
Please note that lifts, tools, and compressors do not convey with the sale and are to be sold separately.
A key operational feature is that the building includes two separate addresses, which can allow one side to operate while the adjacent space is leased or used separately. The property was built in 1964.
Please note that lifts, tools, and compressors do not convey with the sale and are to be sold separately.
Key Highlights
- Two separate addresses for flexible on‑site use
- 4,608 square feet on a 0.11‑acre lot
- Zoned I‑G
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
$90,487
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
6.96%
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%
$1,809,740
$1.8M
Cap Rate 7%
$1,292,671
$1.3M
Cap Rate 9%
$1,005,411
$1.0M
Market Conditions
NOI Build-Up for 4,608 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
$133.8K $29.04/SF
− Vacancy
−$4.5K −$0.99/SF
EGI
$129.3K $28.05/SF
− OpEx
−$38.8K −$8.42/SF
NOI
$90.5K $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%
$1,809,740
Cap Rate 7%
$1,292,671
Cap Rate 9%
$1,005,411
Alternative Uses
Best Use
Retail
$1.29M
$1.13M – $1.51M
NOI $90,487 @ 7.0% cap · market cap 6.96%
Second Best
Office B
$1.23M
$1.08M – $1.43M
NOI $86,054 @ 7.0% cap · market cap 6.62%
Theoretical Best
Office A
$1.48M
$1.30M – $1.73M
NOI $103,908 @ 7.0% cap · market cap 7.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,347
Businesses Nearby
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.
Frequently Asked Questions
What type of property is this?
Retail space - Retail building in zoning I-G featuring two separate addresses, block construction, and public water service.
Where is this retail space located?
The property is located at 41 N DOLLINS Avenue Orlando, FL.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Two separate addresses for flexible on‑site use; 4,608 square feet on a 0.11‑acre lot; Zoned I‑G
