Corner-Lot Office
New
For Sale
$340,000
1256 N PINE HILLS Road, Orlando, FL 32808
Commercial Sale, ORLANDO, FL
Property Size1,549 SF
Lot Size0.20 Acres
Price / SF$219.50
Days on Market2
Property Features for 1256 N PINE HILLS Road
General Information
Property type
Commercial Sale
Property subtype
Office
Directions
From W Colonial Dr (SR 50) go north on N Pine Hills Rd about 2 miles. Property is on the left.
Subdivision
32808 - Orlando/Pine Hills
Standard status
Active
APN
19-22-29-6976-11-010
Size
1,549 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PINE HILLS MANOR NO 2 S/84 LOT 1 BLK K
Tax Annual Amount
37
Legal Description
PINE HILLS MANOR NO 2 S/84 LOT 1 BLK K
Utilities
Cooling system
Central Air
Amenities
central air
Building Details
Year built
1952
Building materials
Block, Stucco
Listing Agency:
CHARLES RUTENBERG REALTY ORLANDO
(407) 622-2122
Listed By:
Danny Nguyen · License #3330852
(407) 496-1123
Added: Oct 1
Changed: Oct 2
Last Checked: Oct 2 at 8:06AM
MLS# O6446738
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,549-square-foot office property was built in 1952 and occupies a 0.20-acre corner lot in Pine Hills. The building has block and stucco construction, central air, and public water and sewer. Its zoning designation is RSTD P-O for professional office use.
Key Highlights
- 1,549 square feet of heated area
- 0.20‑acre corner lot in Pine Hills
- RSTD P‑O professional office zoning
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 building - Professional office zoning, central air, and public water and sewer serve this established property.
Where is this office building located?
The property is located at 1256 N PINE HILLS Road 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 square feet of heated area; 0.20‑acre corner lot in Pine Hills; RSTD P‑O professional office zoning
