Two-Story Mixed-Use
For Sale
Contact for pricing
1235 N ORANGE AVE, Orlando, FL 32804
Multi-tenant commercial property positioned along N Orange Avenue near Mills Park and Ivanhoe Village.
Property Size9,916 SF
Lot Size0.25 Acres
Price / SF$328.16
Days on Market8
Property Features for 1235 N ORANGE AVE
General Information
Standard status
Active
Size
9,916 SF
Lot size
0.25 Acres
Property subtype
Retail, Mixed Use
Occupancy
100%
Lease Type
NNN
Net Operating Income
$253,882
Building Details
Year Built
1925
Buildings
1
Stories
2
Units
3
Tenancy
Multi
Listing Agency:
Property Investment Brokers
Listed By:
Bobby Luthra · License #FL 646462
(407) 468-0099
Source:
Crexi
Added: Aug 26
Changed: Aug 31
Last Checked: Sep 2 at 1:18AM
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 Property Investment Brokers
Investment Insights
Based on property information with market context.
This two-story mixed-use property contains 9,916 square feet within a multi-tenant building constructed in 1925. The asset occupies a 10,689-square-foot site and fronts N Orange Avenue, providing a visible commercial presence near Mills Park and the Ivanhoe Village area.
The property is near The Yard At Ivanhoe, a development with 591 residential units and 45,000 SF of commercial space. Lake House, a nine-story mixed-use building with 252 units, is also nearby. Florida Hospital Health Village is less than a half mile away and encompasses 172 acres with more than 800 beds.
The property is near The Yard At Ivanhoe, a development with 591 residential units and 45,000 SF of commercial space. Lake House, a nine-story mixed-use building with 252 units, is also nearby. Florida Hospital Health Village is less than a half mile away and encompasses 172 acres with more than 800 beds.
Key Highlights
- 9,916‑square‑foot, two‑story mixed‑use building
- 10,689‑square‑foot site along N Orange Avenue
- Multi‑tenant configuration
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
$194,719
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
5.98%
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%
$3,894,380
$3.9M
Cap Rate 7%
$2,781,700
$2.8M
Cap Rate 9%
$2,163,544
$2.2M
Market Conditions
NOI Build-Up for 9,916 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
$288.0K $29.04/SF
− Vacancy
−$9.8K −$0.99/SF
EGI
$278.2K $28.05/SF
− OpEx
−$83.5K −$8.42/SF
NOI
$194.7K $19.64/SF
Area
Orlando, FL
Vacancy
3.40%
Lease Rate
$29.04 /SF/Yr
Expense Ratio
30.00%
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%
$3,894,380
Cap Rate 7%
$2,781,700
Cap Rate 9%
$2,163,544
Alternative Uses
Best Use
Retail
$2.78M
$2.43M – $3.25M
NOI $194,719 @ 7.0% cap · market cap 5.98%
Second Best
Mixed Use
$1.87M
$1.64M – $2.18M
NOI $130,891 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$3.19M
$2.80M – $3.73M
NOI $223,600 @ 7.0% cap · market cap 6.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,373
Businesses Nearby
34k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 56%
Hotels & Casinos 33%
Home Improvements & Furnishings 5%
Shops & Services 2%
The Fresh Market
Groceries
18,879 visits/mo
0.5 miles
DoubleTree by Hilton Orlando Downtown
Hotels & Casinos
11,349 visits/mo
0.4 miles
Ferguson
Home Improvements & Furnishings
1,623 visits/mo
0.1 miles
Dogtopia
Shops & Services
755 visits/mo
0.2 miles
AT&T
Electronics
712 visits/mo
0.5 miles
Demographics for 32804, FL
19,084
Population
10,127
Households
1.9
Avg Household Size
40
Median Age
61%
College-Educated
97%
High-School Grad
7.2 sq mi
ZIP Area
2,651
Density / Sq Mi
$113,466
Median Household Income
$61,227
Median Earnings
$1,717
Median Rent
$498,700
Median Home Value
Market
Vacancy Rate% for Retail in Orlando, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multi-tenant commercial property positioned along N Orange Avenue near Mills Park and Ivanhoe Village.
Where is this mixed-use property located?
The property is located at 1235 N ORANGE AVE Orlando, FL.
What is the asking price?
The asking price for this property is $3,254,000.
What are key features of this property?
This property features: 9,916‑square‑foot, two‑story mixed‑use building; 10,689‑square‑foot site along N Orange Avenue; Multi‑tenant configuration
