Flex Warehouse with Two Roll-Up
For Sale
$5,700,000
6859 Edgewater Commerce Parkway, Orlando, FL 32810
Flex warehouse with a grade-level layout, concrete block construction, and two 10x12 overhead roll-up doors.
Property Size29,035 SF
Price / SF$196.31
Days on Market634
Property Features for 6859 Edgewater Commerce Parkway
General Information
Standard status
Active
Size
29,035 SF
Total Parking Spaces
125
Property subtype
Commercial
Zoning
I-3
Additional Details
Road Access
Yes
Drive-In Doors
2
Building Details
Year Built
2009
Listing Agency:
RCI REAL ESTATE INC.
Listed By:
Devin Greene · License #3613272
(407) 256-0123
Source:
Realtygroupfl
Added: Dec 7, 2024
Changed: Sep 2
Last Checked: Aug 31 at 8:25PM
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 RCI REAL ESTATE INC.
Investment Insights
Based on property information with market context.
This flex warehouse building was built in 2009 and features concrete block construction with a metal roof. The property includes showroom and office space alongside warehouse areas, supporting a wide range of flex use configurations. The warehouse portion is served by two grade-level 10x12 overhead roll-up doors, providing practical access for daily loading and receiving.
Located on a corner lot with frontage on Edgewater Drive, the building offers visibility and the ability to support large signage. A loop driveway surrounds the property and is designed to accommodate semi trailers and box trucks, with parking capacity listed as 125 spaces.
The exterior includes a modern façade with EFIS finish, along with a large storefront glass front and landscaping with irrigation. The property is identified as having I-3 zoning, and the owner indicates it can be used for retail, medical office, office, warehouse, and light and heavy manufacturing among other uses.
Located on a corner lot with frontage on Edgewater Drive, the building offers visibility and the ability to support large signage. A loop driveway surrounds the property and is designed to accommodate semi trailers and box trucks, with parking capacity listed as 125 spaces.
The exterior includes a modern façade with EFIS finish, along with a large storefront glass front and landscaping with irrigation. The property is identified as having I-3 zoning, and the owner indicates it can be used for retail, medical office, office, warehouse, and light and heavy manufacturing among other uses.
Key Highlights
- Flex warehouse built in 2009 with grade‑level layout, concrete block construction, and metal roof
- Grade‑level warehouse includes (2) 10x12 overhead roll‑up doors
- Industrial I‑3 zoning offers multiple use options including retail, medical office, office, warehouse, and light/heavy manufacturing
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
$196,953
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
3.46%
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%
$3,939,060
$3.9M
Cap Rate 7%
$2,813,614
$2.8M
Cap Rate 9%
$2,188,367
$2.2M
Market Conditions
NOI Build-Up for 29,035 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
$254.3K $8.76/SF
− Vacancy
−$22.6K −$0.78/SF
EGI
$231.7K $7.98/SF
− OpEx
−$34.8K −$1.20/SF
NOI
$197.0K $6.78/SF
Area
Orlando, FL
Vacancy
8.90%
Lease Rate
$8.76 /SF/Yr
Expense Ratio
15.00%
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%
$3,939,060
Cap Rate 7%
$2,813,614
Cap Rate 9%
$2,188,367
Alternative Uses
Best Use
Warehouse
$2.81M
$2.46M – $3.28M
NOI $196,953 @ 7.0% cap · market cap 3.46%
Second Best
Industrial
$2.32M
$2.03M – $2.70M
NOI $162,197 @ 7.0% cap · market cap 2.85%
Theoretical Best
Office A
$9.35M
$8.18M – $10.91M
NOI $654,723 @ 7.0% cap · market cap 11.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
794
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 32810, FL
35,925
Population
14,849
Households
2.4
Avg Household Size
36
Median Age
26%
College-Educated
87%
High-School Grad
9.2 sq mi
ZIP Area
3,905
Density / Sq Mi
$58,462
Median Household Income
$37,983
Median Earnings
$1,545
Median Rent
$260,000
Median Home Value
Market
Vacancy Rate% for Industrial in Orlando, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Gwennyz's Food & Services — 4300 Clarcona Ocoee Rd, Orlando, FL 32808
- The Magical Taste — 4525 Clarcona Ocoee Rd, Orlando, FL 32810
- Orlando Caribbean Catering Services, LLC — 6406 n orange blossom trail, orlando, fl 32810
- River City Catering — Orlando, FL 32810
- Mozaic kitchen Catering — 6831 Edgewater Commerce Pkwy, Orlando, FL 32810
Frequently Asked Questions
What type of property is this?
Flex space - Flex warehouse with a grade-level layout, concrete block construction, and two 10x12 overhead roll-up doors.
Where is this flex space located?
The property is located at 6859 Edgewater Commerce Parkway Orlando, FL.
What is the asking price?
The asking price for this property is $5,700,000.
What are key features of this property?
This property features: Flex warehouse built in 2009 with grade‑level layout, concrete block construction, and metal roof; Grade‑level warehouse includes (2) 10x12 overhead roll‑up doors; Industrial I‑3 zoning offers multiple use options including retail, medical office, office, warehouse, and light/heavy manufacturing
