Industrial Office Condominium
For Sale
$1,100,000
107-10501 S Orange Ave, Orlando, FL 32801
Flexible office, showroom, and light industrial space with grade-level overhead doors and mezzanine storage.
Property Size2,617 SF
Price / SF$420.33
Days on Market93
Property Features for 107-10501 S Orange Ave
General Information
Standard status
Active
Size
2,617 SF
Zoning
AIPO
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
22 ft
Drive-In Doors
26
Taxes and HOA fees
Annual Taxes
$7,063
Listing Agency:
COUNTPLEX LLC
(407) 247-2464
Listed By:
Larissa Dutra · License #BK3327413
(407) 247-2464
Source:
Exprealty
Added: May 13
Changed: Aug 11
Last Checked: Aug 12 at 11:53AM
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 is an established industrial-office condominium development with 26 individual units designed for flexible business use. Each unit combines professional office or showroom space with light industrial capability, including storefront glass entryways, private entrances, and approximately 22-foot clear ceiling heights. Loading and access are supported by a 10’ x 12’ grade-level overhead door, while on-site parking accommodates day-to-day operations. Many units also include mezzanine space for additional storage and possible future office build-out.
The property is positioned along South Orange Avenue and is described as being about six miles south of Downtown Orlando. Access is highlighted as immediate to major Central Florida transportation routes, including Florida’s Turnpike, SR 528 (Beachline Expressway), and U.S. Highway 441, with Orlando International Airport referenced as part of the connectivity picture.
Within the AIPO district, the park’s mix of storefront-ready entries, private access, and practical light industrial improvements can suit tenants looking for a single location that supports customer-facing space alongside warehouse or service functions. The condominium format also provides a straightforward ownership structure for buyers comparing industrial-office configurations with loading access and built-in storage flexibility.
The property is positioned along South Orange Avenue and is described as being about six miles south of Downtown Orlando. Access is highlighted as immediate to major Central Florida transportation routes, including Florida’s Turnpike, SR 528 (Beachline Expressway), and U.S. Highway 441, with Orlando International Airport referenced as part of the connectivity picture.
Within the AIPO district, the park’s mix of storefront-ready entries, private access, and practical light industrial improvements can suit tenants looking for a single location that supports customer-facing space alongside warehouse or service functions. The condominium format also provides a straightforward ownership structure for buyers comparing industrial-office configurations with loading access and built-in storage flexibility.
Key Highlights
- Industrial‑office condominium park with 26 units featuring office/showroom plus light industrial capability
- Each unit includes storefront glass entryways, private entrances, and on‑site parking
- Approx. 22‑ft clear ceiling heights with a 10' x 12' grade‑level overhead door for loading access
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
$48,872
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
4.44%
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%
$977,440
$977.4K
Cap Rate 7%
$698,171
$698.2K
Cap Rate 9%
$543,022
$543.0K
Market Conditions
NOI Build-Up for 2,617 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
$78.5K $30.00/SF
− Vacancy
−$13.3K −$5.10/SF
EGI
$65.2K $24.90/SF
− OpEx
−$16.3K −$6.23/SF
NOI
$48.9K $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%
$977,440
Cap Rate 7%
$698,171
Cap Rate 9%
$543,022
Alternative Uses
Best Use
Office B
$698.2K
$610.9K – $814.5K
NOI $48,872 @ 7.0% cap · market cap 4.44%
Second Best
Warehouse
$253.6K
$221.9K – $295.9K
NOI $17,752 @ 7.0% cap · market cap 1.61%
Theoretical Best
Office A
$843.0K
$737.7K – $983.5K
NOI $59,012 @ 7.0% cap · market cap 5.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22 ft
Clear height
26
Drive-in doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
8,915
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
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 Office in Orlando, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Aioli Gourmet Burgers Food Truck — 100 S Orange Ave, Orlando, FL 32801
- Char-Don Outdoor Bar-B-Q Catering — Orlando, FL 32801
- Buck's BBQ Company — 50 E Central Blvd, Orlando, FL 32801
- I Am Chef Sam — 618 E South St STE 500, Orlando, FL 32801
- Jacked Up Dawgs, LLC — 20 N Orange Ave Suite 1100, Orlando, FL 32801
Frequently Asked Questions
What type of property is this?
Flex space - Flexible office, showroom, and light industrial space with grade-level overhead doors and mezzanine storage.
Where is this flex space located?
The property is located at 107-10501 S Orange Ave 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: Industrial‑office condominium park with 26 units featuring office/showroom plus light industrial capability; Each unit includes storefront glass entryways, private entrances, and on‑site parking; Approx. 22‑ft clear ceiling heights with a 10' x 12' grade‑level overhead door for loading access
