First-Floor Retail
For Sale
Contact for pricing
100 S Orange Ave, Orlando, FL 32801
Retail condominium space within the historic Metcalf Building, suited to an owner-user or retail investment strategy.
Property Size2,937 SF
Price / SF$514.13
Days on Market151
Property Features for 100 S Orange Ave
General Information
Standard status
Active
Size
2,937 SF
Property subtype
RETAIL
Additional Details
Floor
1
Listing Agency:
First Capital Property Group
(407) 872-0177
Listed By:
Jere’ Matheny · License #SL3297477
Source:
Moodyscre
Added: Apr 2
Changed: Aug 29
Last Checked: Aug 29 at 1:15PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of First Capital Property Group
Investment Insights
Based on property information with market context.
This 2,937-square-foot retail condominium occupies the first floor of the historic Metcalf Building. The asset is located at 100 S Orange Ave in Orlando, Florida 32801, providing a defined retail ownership opportunity within an established building.
Key Highlights
- 2,937‑square‑foot retail condominium
- First‑floor position in the historic Metcalf Building
- Located at 100 S Orange Ave, Orlando, FL 32801
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
$57,673
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
3.82%
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%
$1,153,460
$1.2M
Cap Rate 7%
$823,900
$823.9K
Cap Rate 9%
$640,811
$640.8K
Market Conditions
NOI Build-Up for 2,937 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
$85.3K $29.04/SF
− Vacancy
−$2.9K −$0.99/SF
EGI
$82.4K $28.05/SF
− OpEx
−$24.7K −$8.42/SF
NOI
$57.7K $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%
$1,153,460
Cap Rate 7%
$823,900
Cap Rate 9%
$640,811
Alternative Uses
Best Use
Retail
$823.9K
$720.9K – $961.2K
NOI $57,673 @ 7.0% cap · market cap 3.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$946.1K
$827.9K – $1.10M
NOI $66,228 @ 7.0% cap · market cap 4.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
8,933
Businesses Nearby
41k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 83%
Dining 12%
Beauty & Spa 5%
Embassy Suites By Hilton Orlando Downtown
Hotels & Casinos
26,620 visits/mo
0.3 miles
Marriott Orlando Downtown
Hotels & Casinos
7,512 visits/mo
0.5 miles
Insomnia Cookies
Dining
3,500 visits/mo
0.2 miles
Blo Blow Dry Bar
Beauty & Spa
1,868 visits/mo
0.4 miles
SUBWAY
Dining
1,508 visits/mo
0.4 miles
Demographics for 32801, FL
17,728
Population
12,133
Households
1.5
Avg Household Size
36
Median Age
63%
College-Educated
95%
High-School Grad
2.2 sq mi
ZIP Area
8,058
Density / Sq Mi
$77,626
Median Household Income
$63,090
Median Earnings
$1,773
Median Rent
$397,600
Median Home Value
Market
Vacancy Rate% for Retail in Orlando, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail condominium space within the historic Metcalf Building, suited to an owner-user or retail investment strategy.
Where is this retail space located?
The property is located at 100 S Orange Ave Orlando, FL.
What is the asking price?
The asking price for this property is $1,510,000.
What are key features of this property?
This property features: 2,937‑square‑foot retail condominium; First‑floor position in the historic Metcalf Building; Located at 100 S Orange Ave, Orlando, FL 32801
