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    85 W Grant St Orlando, FL 32806

    Sponsored
    Picture of Land at W Grant St 85, Orlando, FL
    For Sale
    $799,000

    Land - ORLANDO, FL

    Lot size:
    0.03 Acres
    Days on Market:
    95
    Last Refresh:
    Jan 25 at 4:06 am

    Property Features for 85 W Grant St

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    PD/T/SP
    APN
    02-23-29-3146-00-050
    Pets allowed
    Yes
    Lot size
    0.03 Acres

    Taxes and HOA fees

    Expense value
    290
    Expense
    Home Owner Assessments Fee
    Expense freq.
    Monthly

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Kayla Barnes

    LPT Realty, LLC. (877) 366-2213

    Listing agent Kayla Barnes (877) 366-2213 License #3542068

    Listing date Oct 23, 2025

    MLS# O6354599 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

    Vacant Land in SoDo District

    This vacant land, located in the growing SoDo district of downtown Orlando, represents the final Phase 4 of SoDo Place. The property, already split into six parcels, is to be purchased as a single unit. Situated in an Opportunity Zone, this land is ideal for a rental building. Water, sewer, and power are available on site and connected. The City of Orlando has approved plans for a building of six units. Each unit is projected to feature three bedrooms and 3.5 bathrooms, spanning just under 2,000 square feet of living space, a two-car garage, a balcony, and an open living concept on the second floor. The bottom bedroom can function as a home office or bedroom with a full bath and walk-in shower. The units also include storage space under the stairs and large windows. Located just three blocks from Orlando Health hospital and a 15-minute, one-mile walk to the SunRail station, the property offers accessibility to I-4 and the 408. Boone and Blanker K-8 schools are within walking distance. A Super Target, LA Fitness, and the Hamlin House pickleball social club are nearby. The O-Line biking and running trail is approved right out front, providing walkability to Downtown Orlando.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Realty agency Law Firm Restaurant Spa & Massage Dental Office Hair Salon Nail Salon Clothing Store Building Supply Gym & Fitness

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

    Location Insight

    • Map
    • Local Demand
    City
    Orlando
    County
    Brevard
    State
    Florida
    Longitude
    -81.379121
    Latitude
    28.516738

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    FAQs

    What type of property is this?
    Land - Vacant land in Orlando's SoDo district with approved building plans.
    Where is this land located?
    The property is located at 85 W Grant St Orlando, FL.
    What is the asking price?
    The asking price for this property is $799,000.
    What are key features of this property?
    This property features: - Approved plans for a 6-unit rental building in the growing SoDo district, offering a significant investment opportunity.; - Located in an Opportunity Zone, providing potential tax benefits for investors.; - Utilities (water, sewer, and power) are on-site and connected, streamlining the development process.
    (407) 808-0774
    Request Owner's contact information
    85 W Grant St Orlando, FL 32806
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    Orlando, FL 32806
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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
    85 W Grant St Orlando, FL 32806
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    We can help!
    Listing Contact
    Kayla Barnes
    Real Estate License ID: 3542068
    (407) 808-0774
    Learn more
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