Winter Park Commercial Building For
For Sale
$3,400,000
1000 S Orlando Ave, Winter Park, FL 32789
Two-story building on 0.64 acres in Winter Park, Florida.
Property Size13,034 SF
Price / SF$260.86
Days on Market269
Property Features for 1000 S Orlando Ave
General Information
Standard status
Active
Size
13,034 SF
Class
C
Property subtype
Office
Building Details
Building Size
13,034 SF
Year Built
1988
Listing Agency:
Lee & Associates | Miami
(239) 246-1030
Listed By:
Matthew B. Weinberger · License #FL #SL3327690
(239) 246-1030
Source:
Lee-associates
Added: Nov 26, 2025
Changed: Aug 20
Last Checked: Aug 22 at 5:03AM
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 Lee & Associates | Miami
Investment Insights
Based on property information with market context.
This two-story building, encompassing 13,034 square feet and situated on 0.64 acres, presents an investment or owner-user opportunity within the Winter Park submarket. The property features 100 feet of frontage on South Orlando Avenue (U.S. Highway 17-92), providing visibility and signage potential along a heavily traveled commercial corridor. Zoned C-3 (General Commercial), the site allows for a range of permitted uses including office, medical, and retail, accommodating various business types or redevelopment. On-site parking is available. The property is located in Winter Park, Florida, with visibility and accessibility along U.S. Highway 17-92 (Orlando Avenue). It is positioned near the intersection of Fairbanks Avenue and Minnesota Avenue, offering access to east-west routes. Downtown Orlando is a 10-minute drive to the south, providing access to the city’s central business district, employment centers, and entertainment venues. The property's location provides connectivity to Interstate 4.
Key Highlights
- Prime location in the desirable Winter Park submarket with 100 feet of frontage on South Orlando Avenue (U.S. Highway 17‑92) offering exceptional visibility and signage potential.
- Zoned C‑3 (General Commercial) allowing for a wide range of permitted uses including office, medical, and retail.
- 13,034‑square‑foot, two‑story building on 0.64 acres, suitable for investment or owner‑user.
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
$194,728
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
5.73%
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%
$3,894,560
$3.9M
Cap Rate 7%
$2,781,829
$2.8M
Cap Rate 9%
$2,163,644
$2.2M
Market Conditions
NOI Build-Up for 13,034 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
$312.8K $24.00/SF
− Vacancy
−$53.2K −$4.08/SF
EGI
$259.6K $19.92/SF
− OpEx
−$64.9K −$4.98/SF
NOI
$194.7K $14.94/SF
Area
Orange County, FL
Vacancy
17.00%
Lease Rate
$24.00 /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%
$3,894,560
Cap Rate 7%
$2,781,829
Cap Rate 9%
$2,163,644
Alternative Uses
Best Use
Office B
$2.78M
$2.43M – $3.25M
NOI $194,728 @ 7.0% cap · market cap 5.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.71M
$3.25M – $4.33M
NOI $259,637 @ 7.0% cap · market cap 7.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,321
Businesses Nearby
Explore this area
Business Placement
Demographics for 32789, FL
26,399
Population
12,945
Households
2
Avg Household Size
44
Median Age
63%
College-Educated
98%
High-School Grad
7.8 sq mi
ZIP Area
3,384
Density / Sq Mi
$100,213
Median Household Income
$65,652
Median Earnings
$1,667
Median Rent
$695,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two-story building on 0.64 acres in Winter Park, Florida.
Where is this office building located?
The property is located at 1000 S Orlando Ave Winter Park, FL.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: Prime location in the desirable Winter Park submarket with **100 feet of frontage on South Orlando Avenue (U.S. Highway 17‑92) offering exceptional visibility and signage potential.**; Zoned C‑3 (General Commercial) allowing for a wide range of permitted uses including office, medical, and retail.; 13,034‑square‑foot, two‑story building on 0.64 acres, suitable for investment or owner‑user.
