Tenant-Occupied Mixed-Use
For Sale
$425,000
813 N FERN CREEK Avenue, Orlando, FL 32803
SINGLE_FAMILY - ORLANDO, FL
Property Size924 SF
Lot Size0.16 Acres
Price / SF$459.96
Days on Market74
Property Features for 813 N FERN CREEK Avenue
General Information
Property type
Residential
Property subtype
Office
Zoning
O-1/T/SP/A
Security features
Security System
Subdivision
COLONIAL GROVE ESTATES
Lot features
City Limits, Neighbourhood, Sidewalk
Directions
From the Central Business District, Downtown Orlando, Head toward N Magnolia Ave, Turn left onto N Magnolia Ave, Turn right onto E Marks St, Turn right onto N Fern Creek Ave, Destination will be on the left - parking behind the building
Standard status
Active
APN
19-22-30-1514-00-012
Size
924 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
COLONIAL GROVE ESTATES 1ST ADD E/97 S 561/2 FT OF LOTS 1 & 2
Tax Annual Amount
6387
Legal Description
COLONIAL GROVE ESTATES 1ST ADD E/97 S 561/2 FT OF LOTS 1 & 2
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1935
Flooring type
Carpet, Linoleum
Building materials
Stucco, Frame
Roof type
Shingle
Listing Agency:
MAINFRAME REAL ESTATE
(407) 513-4257
Listed By:
Carla Trine · License #3381595
(407) 756-6392
Added: May 28
Changed: Aug 2
Last Checked: Aug 9 at 5:06PM
MLS# O6412211
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 tenant-occupied mixed-use property includes a store/office with a converted residential designation. The site sits on a 7,063-square-foot lot (0.16 acres) and totals 924 square feet, with construction materials listed as stucco and frame. Interior finishes include carpet and linoleum, and the property is heated and cooled with central heating and central air. The roof is identified as shingle, and utilities include electricity, with public sewer available.
Zoned O-1/T/SP/AN, the property is positioned in Colonialtown North, just minutes from Downtown Orlando, Mills 50, and the Milk District. The remarks note convenient connections to Colonial Drive, SR 408, and I-4.
The property is offered as-is. Buyer should independently verify zoning, land use, permitted uses, and future development opportunities.
Zoned O-1/T/SP/AN, the property is positioned in Colonialtown North, just minutes from Downtown Orlando, Mills 50, and the Milk District. The remarks note convenient connections to Colonial Drive, SR 408, and I-4.
The property is offered as-is. Buyer should independently verify zoning, land use, permitted uses, and future development opportunities.
Key Highlights
- Tenant‑occupied mixed‑use store/office with converted residential designation
- 7,063‑square‑foot lot (0.16 acres)
- 924 square feet total property size
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
$18,144
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
4.27%
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%
$362,880
$362.9K
Cap Rate 7%
$259,200
$259.2K
Cap Rate 9%
$201,600
$201.6K
Market Conditions
NOI Build-Up for 924 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
$26.8K $29.04/SF
− Vacancy
−$912 −$0.99/SF
EGI
$25.9K $28.05/SF
− OpEx
−$7.8K −$8.42/SF
NOI
$18.1K $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%
$362,880
Cap Rate 7%
$259,200
Cap Rate 9%
$201,600
Alternative Uses
Best Use
Retail
$259.2K
$226.8K – $302.4K
NOI $18,144 @ 7.0% cap · market cap 4.27%
Second Best
Office B
$246.5K
$215.7K – $287.6K
NOI $17,256 @ 7.0% cap · market cap 4.06%
Theoretical Best
Office A
$297.7K
$260.5K – $347.3K
NOI $20,836 @ 7.0% cap · market cap 4.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,125
Businesses Nearby
Explore this area
Business Placement
Demographics for 32803, FL
21,003
Population
12,225
Households
1.7
Avg Household Size
38
Median Age
59%
College-Educated
96%
High-School Grad
6.8 sq mi
ZIP Area
3,089
Density / Sq Mi
$101,401
Median Household Income
$61,439
Median Earnings
$1,823
Median Rent
$421,300
Median Home Value
Market
Vacancy Rate% for Office in Orlando, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Tenant-occupied mixed-use store/office with converted residential designation, zoned O-1/T/SP/AN and served by public sewer.
Where is this mixed-use property located?
The property is located at 813 N FERN CREEK Avenue Orlando, FL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Tenant‑occupied mixed‑use store/office with converted residential designation; 7,063‑square‑foot lot (0.16 acres); 924 square feet total property size
