Furnished Professional Office
For Sale
$790,000
121 S Orange Avenue Unit 1230, Orlando, FL 32801
Configured office space includes private offices, a conference room, breakroom, reception area, and workplace furnishings.
Property Size2,833 SF
Price / SF$278.86
Days on Market165
Property Features for 121 S Orange Avenue Unit 1230
General Information
Standard status
Active
Size
2,833 SF
Property subtype
Office
Space & Availability
Floor
12
Furnished
Yes
Additional Details
Asking Price
$790,000
Taxes and HOA fees
Annual Taxes
$12,068
Amenities
Private Balcony
Central Air
3
Building Details
Year Built
2007
Listing Agency:
KELLER WILLIAMS ADVANTAGE III
(407) 207-0825
Listed By:
Jeremy Miller · License #3387570
Source:
Xome
Added: Mar 19
Changed: Aug 29
Last Checked: Aug 29 at 11:20PM
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 KELLER WILLIAMS ADVANTAGE III
Investment Insights
Based on property information with market context.
Professional office units on the 12th floor of the N. Tower Building offer a furnished, ready-to-use workspace with four private offices, one conference room, one breakroom, and one reception area. The layout also includes 18 office cubicles and desks, supporting a combination of enclosed and open work areas. A private balcony adds outdoor space, while central air serves the interior. The building was constructed in 2007 and the property is located at 121 S Orange Avenue Unit 1230 in Orlando, Florida.
Key Highlights
- 2,833 SF of professional office space on the 12th floor
- Four private offices, one conference room, one breakroom, and one reception area
- 18 office cubicles and desks included
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
$52,906
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
6.70%
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%
$1,058,120
$1.1M
Cap Rate 7%
$755,800
$755.8K
Cap Rate 9%
$587,844
$587.8K
Market Conditions
NOI Build-Up for 2,833 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
$85.0K $30.00/SF
− Vacancy
−$14.4K −$5.10/SF
EGI
$70.5K $24.90/SF
− OpEx
−$17.6K −$6.23/SF
NOI
$52.9K $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%
$1,058,120
Cap Rate 7%
$755,800
Cap Rate 9%
$587,844
Alternative Uses
Best Use
Office B
$755.8K
$661.3K – $881.8K
NOI $52,906 @ 7.0% cap · market cap 6.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$912.6K
$798.5K – $1.06M
NOI $63,883 @ 7.0% cap · market cap 8.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
8,933
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Office units - Configured office space includes private offices, a conference room, breakroom, reception area, and workplace furnishings.
Where is this office units located?
The property is located at 121 S Orange Avenue Unit 1230 Orlando, FL.
What is the asking price?
The asking price for this property is $790,000.
What are key features of this property?
This property features: 2,833 SF of professional office space on the 12th floor; Four private offices, one conference room, one breakroom, and one reception area; 18 office cubicles and desks included
