Architectural Office Unit in
For Sale
$1,050,000
8803 FUTURES Dr 3, Orlando, FL 32819
2,062 SF office unit in a sought-after Orlando business center.
Property Size2,062 SF
Lot Size0.05 Acres
Days on Market271
Property Features for 8803 FUTURES Dr 3
General Information
Standard status
Active
Size
2,062 SF
Lot size
0.05 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$7,637
Building Details
Building Size
2,062 SF
Year Built
2007
Listing Agency:
SOLARE REALTY LLC
(407) 948-4481
Listed By:
Nivea Coutinho · License #3118815
(407) 948-4481
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Aug 8 at 12:57PM
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 SOLARE REALTY LLC
Investment Insights
Based on property information with market context.
This 2,062 square foot commercial unit features a unique architectural design and is located in the South Park professional business center in Orlando. The unit includes tilt-up concrete walls and a built-out interior, with a 500 square foot second-floor mezzanine included in the total square footage. Ample open parking is available. The property is situated off John Young Parkway and Sand Lake Road, providing convenient access to the Turnpike, Universal Studios (including a new theme park under development), International Drive, the Mall at Millenia, and Florida Mall. It is also conveniently located near SR 528, I-4, and the Convention Center.
Key Highlights
- Prime location in the sought‑after South Park business center.
- Convenient access to major highways (Turnpike, SR 528, I‑4) and key destinations.
- Unique architectural design with tilt‑up concrete walls.
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
$38,508
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
3.67%
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%
$770,160
$770.2K
Cap Rate 7%
$550,114
$550.1K
Cap Rate 9%
$427,867
$427.9K
Market Conditions
NOI Build-Up for 2,062 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
$61.9K $30.00/SF
− Vacancy
−$10.5K −$5.10/SF
EGI
$51.3K $24.90/SF
− OpEx
−$12.8K −$6.23/SF
NOI
$38.5K $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%
$770,160
Cap Rate 7%
$550,114
Cap Rate 9%
$427,867
Alternative Uses
Best Use
Office B
$550.1K
$481.4K – $641.8K
NOI $38,508 @ 7.0% cap · market cap 3.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$664.2K
$581.2K – $775.0K
NOI $46,497 @ 7.0% cap · market cap 4.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,259
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Office units - 2,062 SF office unit in a sought-after Orlando business center.
Where is this office units located?
The property is located at 8803 FUTURES Dr 3 Orlando, FL.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Prime location in the sought‑after South Park business center.; Convenient access to major highways (Turnpike, SR 528, I‑4) and key destinations.; Unique architectural design with tilt‑up concrete walls.
