C-3 Mixed-Use Property with
For Sale
$450,000
1200 Grand Street, Orlando, FL 32805
Commercial property combines a warehouse and residential structure for flexible business, office, or live-work use.
Property Size2,228 SF
Price / SF$201.97
Days on Market1569
Property Features for 1200 Grand Street
General Information
Standard status
Active
Size
2,228 SF
Property subtype
Commercial Sale / Mixed Use
Zoning
C-3
Taxes and HOA fees
Annual Taxes
$2,319
Amenities
Concrete
No
10'
10 to 15 Feet
Square Feet
Public Records
Metal, Shingle
Two
145
Other
Slab
Yes
Block, Stucco
Building Details
Year Built
1950
Listing Agency:
FLORIDA HOME TEAM REALTY LLC
(407) 616-4167
Listed By:
Vicki Sanner · License #687812
(407) 616-4167
Source:
Compass
Added: May 15, 2022
Changed: Aug 29
Last Checked: Aug 29 at 9:14PM
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 FLORIDA HOME TEAM REALTY LLC
Investment Insights
Based on property information with market context.
This C-3 commercial property includes a block construction warehouse and a separate 2-bedroom/1-bath house on a 2,228-square-foot site. The warehouse features a 10-foot roll-up door and a 6-year-old roof, while the house has a 2-year-old roof. Both structures require upgrades to meet Orange County Commercial Code, with the scope dependent on the intended use.
Positioned at the corner of Grand Street and Woods Avenue, the property is one block from S 441 and provides access to I-4 and 408. The surrounding area includes commercial and industrial properties. The house may support residential, office, or rental use alongside warehouse operations, subject to applicable requirements.
Positioned at the corner of Grand Street and Woods Avenue, the property is one block from S 441 and provides access to I-4 and 408. The surrounding area includes commercial and industrial properties. The house may support residential, office, or rental use alongside warehouse operations, subject to applicable requirements.
Key Highlights
- C‑3 zoning with 2,228 square feet across a warehouse and house
- Block construction warehouse with a new 10' roll‑up door
- 2 Bedroom/1Bath house included on the property
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
$29,410
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
6.54%
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%
$588,200
$588.2K
Cap Rate 7%
$420,143
$420.1K
Cap Rate 9%
$326,778
$326.8K
Market Conditions
NOI Build-Up for 2,228 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
$53.5K $24.00/SF
− Vacancy
−$6.4K −$2.88/SF
EGI
$47.1K $21.12/SF
− OpEx
−$17.6K −$7.92/SF
NOI
$29.4K $13.20/SF
Area
Orlando, FL
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$588,200
Cap Rate 7%
$420,143
Cap Rate 9%
$326,778
Alternative Uses
Best Use
Retail
$625.0K
$546.9K – $729.2K
NOI $43,751 @ 7.0% cap · market cap 9.72%
Second Best
Office B
$594.4K
$520.1K – $693.5K
NOI $41,608 @ 7.0% cap · market cap 9.25%
Theoretical Best
Office A
$717.7K
$628.0K – $837.3K
NOI $50,240 @ 7.0% cap · market cap 11.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
940
Businesses Nearby
Explore this area
Business Placement
Demographics for 32805, FL
23,331
Population
9,332
Households
2.5
Avg Household Size
39
Median Age
16%
College-Educated
78%
High-School Grad
6.8 sq mi
ZIP Area
3,431
Density / Sq Mi
$39,425
Median Household Income
$29,592
Median Earnings
$1,112
Median Rent
$226,100
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?
Mixed-use property - Commercial property combines a warehouse and residential structure for flexible business, office, or live-work use.
Where is this mixed-use property located?
The property is located at 1200 Grand Street Orlando, FL.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: C‑3 zoning with 2,228 square feet across a warehouse and house; Block construction warehouse with a new 10' roll‑up door; 2 Bedroom/1Bath house included on the property
