Day Care Center
For Sale
Contact for pricing
10012 Portale Avenue, Orlando, FL 32806
Masonry commercial property with divisible suites, ample restrooms, parking, and access to major Orlando-area routes.
Property Size7,361 SF
Price / SF$217.36
Days on Market23
Property Features for 10012 Portale Avenue
General Information
Standard status
Active
Size
7,361 SF
Class
B
Total Parking Spaces
19
Property subtype
Office, Special Purpose
Investment Type
Owner/User
Building Details
Year Built
1984
Year Renovated
2014
Buildings
2
Units
5
Listing Agency:
ELKPENN
(407) 733-6672
Listed By:
Zach High · License #BK3361651
Source:
Crexi
Added: Aug 7
Changed: Aug 29
Last Checked: Aug 29 at 5:57PM
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 ELKPENN
Investment Insights
Based on property information with market context.
This all-masonry commercial property includes two buildings totaling ±7,361 SF on a 0.80-acre site. The layout can be divided into 5 suites, supporting owner-user occupancy, multi-tenant leasing, or a single-user configuration. More than 9 restrooms are in place, with the existing infrastructure identified for daycare, medical, office, or education reuse. The buildings were constructed in 1984.
The site provides 19 striped parking spaces with room to expand and 215 feet of frontage on Dean Road. Reported traffic is 26,547 vehicles per day. The property is in the Waterford Lakes/UCF submarket with immediate access to SR-417 and proximity to SR-408.
The site provides 19 striped parking spaces with room to expand and 215 feet of frontage on Dean Road. Reported traffic is 26,547 vehicles per day. The property is in the Waterford Lakes/UCF submarket with immediate access to SR-417 and proximity to SR-408.
Key Highlights
- Two buildings totaling ±7,361 SF on a 0.80‑acre site
- Divisible layout with 5 suites
- All‑masonry construction; built in 1984
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
$137,467
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
8.59%
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%
$2,749,340
$2.7M
Cap Rate 7%
$1,963,814
$2.0M
Cap Rate 9%
$1,527,411
$1.5M
Market Conditions
NOI Build-Up for 7,361 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
$220.8K $30.00/SF
− Vacancy
−$37.5K −$5.10/SF
EGI
$183.3K $24.90/SF
− OpEx
−$45.8K −$6.23/SF
NOI
$137.5K $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%
$2,749,340
Cap Rate 7%
$1,963,814
Cap Rate 9%
$1,527,411
Alternative Uses
Best Use
Office B
$1.96M
$1.72M – $2.29M
NOI $137,467 @ 7.0% cap · market cap 8.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.37M
$2.07M – $2.77M
NOI $165,986 @ 7.0% cap · market cap 10.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
371
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32806, FL
26,582
Population
12,529
Households
2.1
Avg Household Size
40
Median Age
55%
College-Educated
95%
High-School Grad
6.8 sq mi
ZIP Area
3,909
Density / Sq Mi
$86,653
Median Household Income
$54,012
Median Earnings
$1,500
Median Rent
$415,800
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?
Day care center - Masonry commercial property with divisible suites, ample restrooms, parking, and access to major Orlando-area routes.
Where is this day care center located?
The property is located at 10012 Portale Avenue Orlando, FL.
What is the asking price?
The asking price for this property is $1,599,999.
What are key features of this property?
This property features: Two buildings totaling ±7,361 SF on a 0.80‑acre site; Divisible layout with 5 suites; All‑masonry construction; built in 1984
