Lakefront Live-Work
For Sale
$1,330,000
8027 S ORANGE Avenue, Orlando, FL 32809
Commercial Sale, ORLANDO, FL
Property Size2,251 SF
Lot Size1.11 Acres
Price / SF$590.85
Days on Market353
Property Features for 8027 S ORANGE Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-1
Lot features
Curb and Gutters, Flood Zone, Near Public Transit, Sidewalk, Paved, Waterfront
Directions
I-4 to W Michigan St, right onto Orange Ave, make a U -turn at McCoy Rd, property is on your right.
Subdivision
32809 - Orlando/Pinecastle/Oakridge/ Edgewood
Standard status
Active
APN
25-23-29-0000-00-087
Size
2,251 SF
Lot size
1.11 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
COMM 1052.07 FT N & S 89 DEG W 1579 FT OF SE COR SEC S 13 DEG E 422.22 FT FOR APOB E 675.2 FT S 75 FT W 656.92 FT TO RDR/W N 13 DEG W 77.2 FT TO POB (LESS WLY20 FT FOR R/W) IN SEC 25-23-29
Tax Annual Amount
5322
Legal Description
COMM 1052.07 FT N & S 89 DEG W 1579 FT OF SE COR SEC S 13 DEG E 422.22 FT FOR APOB E 675.2 FT S 75 FT W 656.92 FT TO RDR/W N 13 DEG W 77.2 FT TO POB (LESS WLY20 FT FOR R/W) IN SEC 25-23-29
Utilities
Cooling system
Central Air
Water front features
Lake Front
Water front
1
Building Details
Year built
1955
Floors in Building
1
Building materials
Block, Stucco
Roof type
Shingle
Listing Agency:
RE/MAX 200 REALTY · RE/MAX International
(407) 629-6330
Listed By:
John Muccigrosso, PA · License #460524
(407) 234-6330
Added: Sep 8, 2025
Changed: Aug 24
Last Checked: Aug 26 at 10:06PM
MLS# O6342422
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 live-work property combines a 2,251-square-foot building with a 1.11-acre site and lakefront frontage. Built in 1955, the structure features block and stucco construction, central air, and a shingle roof. The C-1 zoning supports a commercial setting suited to professional and personal-service operations, while the live-work classification accommodates a combined residential and business concept.
Located near Orlando’s International Airport Corridor in Orlando, Florida, the property offers a setting that can support an owner-operator or investor seeking a flexible commercial format. The source information identifies potential applications including salon, spa, wellness, fitness, consulting, accounting, insurance, real estate, law, medical practice, day care, tutoring, yoga, pet care, landscaping, security, and boutique retail uses.
Located near Orlando’s International Airport Corridor in Orlando, Florida, the property offers a setting that can support an owner-operator or investor seeking a flexible commercial format. The source information identifies potential applications including salon, spa, wellness, fitness, consulting, accounting, insurance, real estate, law, medical practice, day care, tutoring, yoga, pet care, landscaping, security, and boutique retail uses.
Key Highlights
- C‑1 zoning with live‑work classification
- 2,251‑square‑foot building on a 1.11‑acre site
- Lakefront property
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
$42,037
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
3.16%
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%
$840,740
$840.7K
Cap Rate 7%
$600,529
$600.5K
Cap Rate 9%
$467,078
$467.1K
Market Conditions
NOI Build-Up for 2,251 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
$67.5K $30.00/SF
− Vacancy
−$11.5K −$5.10/SF
EGI
$56.0K $24.90/SF
− OpEx
−$14.0K −$6.23/SF
NOI
$42.0K $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%
$840,740
Cap Rate 7%
$600,529
Cap Rate 9%
$467,078
Alternative Uses
Best Use
Office B
$600.5K
$525.5K – $700.6K
NOI $42,037 @ 7.0% cap · market cap 3.16%
Second Best
Mixed Use
$424.5K
$371.4K – $495.2K
NOI $29,713 @ 7.0% cap · market cap 2.23%
Theoretical Best
Office A
$725.1K
$634.5K – $846.0K
NOI $50,759 @ 7.0% cap · market cap 3.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
544
Businesses Nearby
Explore this area
Business Placement
Demographics for 32809, FL
29,478
Population
10,674
Households
2.8
Avg Household Size
36
Median Age
23%
College-Educated
79%
High-School Grad
10.4 sq mi
ZIP Area
2,834
Density / Sq Mi
$52,203
Median Household Income
$30,985
Median Earnings
$1,368
Median Rent
$281,000
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?
Live-work space - C-1-zoned property near Orlando’s International Airport Corridor with a flexible live-work configuration.
Where is this live-work space located?
The property is located at 8027 S ORANGE Avenue Orlando, FL.
What is the asking price?
The asking price for this property is $1,330,000.
What are key features of this property?
This property features: C‑1 zoning with live‑work classification; 2,251‑square‑foot building on a 1.11‑acre site; Lakefront property
