Corner Office
New
For Sale
$340,000
1256 N PINE HILLS RD, Orlando, FL 32808
A block-constructed office property with central air and public water and sewer.
Property Size1,549 SF
Lot Size0.20 Acres
Price / SF$219.50
Days on Market3
Property Features for 1256 N PINE HILLS RD
General Information
Standard status
Active
Size
1,549 SF
Lot size
0.20 Acres
Property subtype
Office
Zoning
RSTD P-O
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$36
Amenities
central air
Building Details
Building Size
1,549 SF
Year Built
1952
Construction
block construction
Listing Agency:
CHARLES RUTENBERG REALTY ORLANDO
Listed By:
Danny Nguyen · License #3330852
(407) 496-1123
Source:
Novaorlando
Added: Oct 2
Changed: Oct 3
Last Checked: Oct 2 at 7:44PM
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 CHARLES RUTENBERG REALTY ORLANDO
Investment Insights
Based on property information with market context.
This office building offers 1,549 heated square feet within a 0.20-acre parcel. Block construction, central air, and public water and sewer are in place. Built in 1952, the property carries RSTD P-O zoning for professional office use.
The building occupies a corner lot in Pine Hills, at 1256 N Pine Hills Road in Orlando.
The building occupies a corner lot in Pine Hills, at 1256 N Pine Hills Road in Orlando.
Key Highlights
- 1,549 heated square feet on a 0.20‑acre parcel
- RSTD P‑O professional office zoning
- Corner‑lot position in Pine Hills
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
$28,928
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
8.51%
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%
$578,560
$578.6K
Cap Rate 7%
$413,257
$413.3K
Cap Rate 9%
$321,422
$321.4K
Market Conditions
NOI Build-Up for 1,549 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
$46.5K $30.00/SF
− Vacancy
−$7.9K −$5.10/SF
EGI
$38.6K $24.90/SF
− OpEx
−$9.6K −$6.23/SF
NOI
$28.9K $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%
$578,560
Cap Rate 7%
$413,257
Cap Rate 9%
$321,422
Alternative Uses
Best Use
Office B
$413.3K
$361.6K – $482.1K
NOI $28,928 @ 7.0% cap · market cap 8.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$499.0K
$436.6K – $582.2K
NOI $34,929 @ 7.0% cap · market cap 10.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
392
Businesses Nearby
Explore this area
Business Placement
Demographics for 32808, FL
52,551
Population
21,291
Households
2.5
Avg Household Size
34
Median Age
12%
College-Educated
78%
High-School Grad
11.9 sq mi
ZIP Area
4,416
Density / Sq Mi
$47,575
Median Household Income
$31,180
Median Earnings
$1,375
Median Rent
$218,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Orlando, FL
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Frequently Asked Questions
What type of property is this?
Office building - A block-constructed office property with central air and public water and sewer.
Where is this office building located?
The property is located at 1256 N PINE HILLS RD Orlando, FL.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: 1,549 heated square feet on a 0.20‑acre parcel; RSTD P‑O professional office zoning; Corner‑lot position in Pine Hills
