Flex Space with Warehouse
For Sale
$650,000
104-8600 Commodity Cir, Orlando, FL 32819
Office, showroom, storage, and warehouse functions are combined within a versatile business suite.
Property Size1,741 SF
Price / SF$373.35
Days on Market47
Property Features for 104-8600 Commodity Cir
General Information
Standard status
Active
Size
1,741 SF
Class
Class B
Additional Details
Highway Access
Yes
Drive-In Doors
1
Taxes and HOA fees
Annual Taxes
$4,247
Listing Agency:
HOME WISE REALTY GROUP, INC.
(407) 394-6607
Listed By:
Javier Angulo · License #3126031
(407) 394-6607
Source:
Exprealty
Added: Jul 8
Changed: Aug 21
Last Checked: Aug 23 at 3:16AM
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 HOME WISE REALTY GROUP, INC.
Investment Insights
Based on property information with market context.
This 1,741 SF Class B flex space at South Park Business Center combines customer-facing office areas with rear operational space. The interior includes a glass-entry office area, reception space, conference room, private office, bathroom, and finished mezzanine office area. Rear warehouse and storage access is provided through a 10-foot overhead roll-up door.
The property is located at 104-8600 Commodity Cir in Orlando, with access to Interstate 4, Highway 50, U.S. 441, SR 417, the East-West Expressway, and the Beachline Expressway. The surrounding area includes EPIC Universal, the Orange County Convention Center, Universal Orlando, SeaWorld, Florida Mall, Mall at Millenia, hotels, restaurants, financial institutions, high-tech businesses, and industrial centers.
The property is located at 104-8600 Commodity Cir in Orlando, with access to Interstate 4, Highway 50, U.S. 441, SR 417, the East-West Expressway, and the Beachline Expressway. The surrounding area includes EPIC Universal, the Orange County Convention Center, Universal Orlando, SeaWorld, Florida Mall, Mall at Millenia, hotels, restaurants, financial institutions, high-tech businesses, and industrial centers.
Key Highlights
- 1,741 SF Class B flex space at South Park Business Center
- Glass‑entry office area with reception space and conference room
- Private office, bathroom, and finished mezzanine office space
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
$32,513
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
5.00%
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%
$650,260
$650.3K
Cap Rate 7%
$464,471
$464.5K
Cap Rate 9%
$361,256
$361.3K
Market Conditions
NOI Build-Up for 1,741 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
$52.2K $30.00/SF
− Vacancy
−$8.9K −$5.10/SF
EGI
$43.4K $24.90/SF
− OpEx
−$10.8K −$6.23/SF
NOI
$32.5K $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%
$650,260
Cap Rate 7%
$464,471
Cap Rate 9%
$361,256
Alternative Uses
Best Use
Office B
$464.5K
$406.4K – $541.9K
NOI $32,513 @ 7.0% cap · market cap 5.00%
Second Best
Warehouse
$168.7K
$147.6K – $196.8K
NOI $11,810 @ 7.0% cap · market cap 1.82%
Theoretical Best
Office A
$560.8K
$490.7K – $654.3K
NOI $39,259 @ 7.0% cap · market cap 6.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,324
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32819, FL
30,857
Population
14,689
Households
2.1
Avg Household Size
40
Median Age
51%
College-Educated
92%
High-School Grad
20.7 sq mi
ZIP Area
1,491
Density / Sq Mi
$94,386
Median Household Income
$47,166
Median Earnings
$1,947
Median Rent
$454,000
Median Home Value
Market
Vacancy Rate% for Office in Orlando, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Office, showroom, storage, and warehouse functions are combined within a versatile business suite.
Where is this flex space located?
The property is located at 104-8600 Commodity Cir Orlando, FL.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 1,741 SF Class B flex space at South Park Business Center; Glass‑entry office area with reception space and conference room; Private office, bathroom, and finished mezzanine office space
