Industrial Flex Condominium
For Sale
$1,100,000
10501 S Orange Avenue Unit 107, Orlando, FL 32824
Flex unit features a private entrance, storefront glass, and a grade-level overhead door for loading access.
Property Size4,100 SF
Price / SF$268.29
Days on Market176
Property Features for 10501 S Orange Avenue Unit 107
General Information
Standard status
Active
Size
4,100 SF
Property subtype
Commercial
Zoning
AIPO
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
22 ft
Drive-In Doors
1
Building Details
Year Built
2005
Tenancy
Multi
Listing Agency:
COUNTPLEX LLC
Listed By:
Larissa Dutra · License #BK3327413
(407) 247-2464
Source:
Realtygroupfl
Added: Mar 23
Changed: Sep 13
Last Checked: Sep 14 at 7:02AM
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 COUNTPLEX LLC
Investment Insights
Based on property information with market context.
South Orange Business Park offers industrial flex condominium space with office or showroom fronting and light industrial capabilities. Unit 107 includes storefront glass entryways and private entrances, approximately 22-foot clear ceiling heights, and a 10' x 12' grade-level overhead door for straightforward loading and access. Additional mezzanine space is provided for storage, with on-site parking supporting day-to-day operations.
The park is positioned along South Orange Avenue with visibility and immediate access to Florida’s Turnpike, SR 528 (Beachline Expressway), and U.S. Highway 441. The business park is described as being within the AIPO district and benefits from proximity to Central Florida commercial and logistics activity, with Orlando International Airport cited as part of the area’s connectivity.
As part of a 26-unit condominium development, the property is designed around flexible unit layouts that combine professional space with light industrial functionality.
The park is positioned along South Orange Avenue with visibility and immediate access to Florida’s Turnpike, SR 528 (Beachline Expressway), and U.S. Highway 441. The business park is described as being within the AIPO district and benefits from proximity to Central Florida commercial and logistics activity, with Orlando International Airport cited as part of the area’s connectivity.
As part of a 26-unit condominium development, the property is designed around flexible unit layouts that combine professional space with light industrial functionality.
Key Highlights
- 26‑unit industrial‑office condominium built in 2005 in South Orange Business Park
- Each unit offers storefront glass entryways and private entrances
- Approx. 22‑foot clear ceiling heights plus mezzanine space for storage or future office expansion
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
$68,911
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
6.26%
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%
$1,378,220
$1.4M
Cap Rate 7%
$984,443
$984.4K
Cap Rate 9%
$765,678
$765.7K
Market Conditions
NOI Build-Up for 4,100 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
$110.7K $27.00/SF
− Vacancy
−$18.8K −$4.59/SF
EGI
$91.9K $22.41/SF
− OpEx
−$23.0K −$5.60/SF
NOI
$68.9K $16.81/SF
Area
ZIP 32824
Vacancy
17.00%
Lease Rate
$27.00 /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%
$1,378,220
Cap Rate 7%
$984,443
Cap Rate 9%
$765,678
Alternative Uses
Best Use
Office B
$984.4K
$861.4K – $1.15M
NOI $68,911 @ 7.0% cap · market cap 6.26%
Second Best
Warehouse
$397.3K
$347.7K – $463.5K
NOI $27,812 @ 7.0% cap · market cap 2.53%
Theoretical Best
Office A
$1.28M
$1.12M – $1.50M
NOI $89,839 @ 7.0% cap · market cap 8.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
22 ft
Clear height
1
Drive-in doors
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
240
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32824, FL
57,412
Population
20,453
Households
2.8
Avg Household Size
36
Median Age
34%
College-Educated
90%
High-School Grad
33.5 sq mi
ZIP Area
1,714
Density / Sq Mi
$80,177
Median Household Income
$35,897
Median Earnings
$1,759
Median Rent
$354,200
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?
Flex space - Flex unit features a private entrance, storefront glass, and a grade-level overhead door for loading access.
Where is this flex space located?
The property is located at 10501 S Orange Avenue Unit 107 Orlando, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 26‑unit industrial‑office condominium built in 2005 in South Orange Business Park; Each unit offers storefront glass entryways and private entrances; Approx. 22‑foot clear ceiling heights plus mezzanine space for storage or future office expansion
