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    421 E Robinson St Orlando, FL 32801

    Sponsored
    For Sale
    $5,990,000

    Office - ORLANDO, FL

    Type:Office
    Property size:
    9,479 SF
    Lot size:
    0.68 Acres
    Days on Market:
    20
    Last Refresh:
    Jan 18 at 5:06 pm

    Property Features for 421 E Robinson St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Standard status
    Active
    Zoning
    O-2/T
    APN
    25-22-29-3632-00-040
    Size
    9,479 SF
    Lot size
    0.68 Acres

    Utilities

    Heating system
    Central, Electric (Heating)
    Cooling system
    Central Air, Zoned

    Building Details

    Year built
    1965
    Building materials
    Block
    Architectural style
    Other

    We can help!

    Listing Contact
    Kimberly Robinson

    Dover International Company, Inc. (407) 333-0711 [email protected]

    Listing agent Kimberly Robinson (407) 333-0711 License #3113676

    Listing date Dec 30, 2025

    MLS# O6311604 Listing URL

    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.

    Learn more

    Property Insight Report

    Overview

    Downtown Orlando Redevelopment Opportunity

    This property presents an opportunity near Lake Eola Park in Downtown Orlando. The existing block construction building offers nearly 10,000 square feet of space, with potential for transformation or redevelopment. Previously approved plans from the City of Orlando outline a mixed-use, 7-story development. These plans include one-bedroom, two-bedroom, and three-bedroom units, restaurant and office spaces, and a parking garage. Alternative visions for the site may include senior housing or student accommodations. The location offers lake views and access to the 0.9-mile concrete path around Lake Eola. Immediate access to the Walt Disney Amphitheater places the property at the center of community events. Lake Eola's attractions, such as a pagoda, swan boats, and a playground, contribute to the location's appeal. The property is zoned O-2/T and situated on a 0.68-acre lot.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    CTS { agency Internet Marketing Service OMG Labs Association Or Organization CodeFirm Consultant ONE ORLANDO PRODUCTION ... Video Production Service BrandXR Software Company

    Suggested Use

    Restaurant Realty agency Building Supply Dental Office Spa & Massage Wholesale Shop Hair Salon Auto Repair Shop Clothing Store Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    GRS Technology Solutions FL, Pat Eichhorn, PCMacGuys, PC Fixer, Darksteel Technologies, LLC

    Location Insight

    • Map
    • Local Demand
    City
    Orlando
    County
    Brevard
    State
    Florida
    Longitude
    -81.371828
    Latitude
    28.546176

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    FAQs

    What type of property is this?
    Office Property / Space - Prime location near Lake Eola Park with redevelopment potential.
    Where is this office property / space located?
    The property is located at 421 E Robinson St Orlando, FL.
    What is the asking price?
    The asking price for this property is $5,990,000.
    What are key features of this property?
    This property features: - Prime location steps from Lake Eola Park in Downtown Orlando.; - Previously approved plans for a 7-story mixed-use development including residential, restaurant, office, and parking garage spaces.; - Redevelopment opportunity with flexible options including senior housing or student accommodations.
    (407) 488-7236
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    421 E Robinson St Orlando, FL 32801
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    421 E Robinson St Orlando, FL 32801
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    We can help!
    Listing Contact
    Kimberly Robinson
    Real Estate License ID: 3113676
    (407) 488-7236
    Learn more
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