Freestanding Brick Mixed-Use
For Sale
$4,500,000
1011 W Lancaster Road ORLANDO, Orlando, FL 32809
Freestanding brick mixed-use commercial property scheduled for a 2026 remodel.
Property Size19,138 SF
Price / SF$235.13
Days on Market45
Property Features for 1011 W Lancaster Road ORLANDO
General Information
Standard status
Active
Size
19,138 SF
Zoning
C-3
Taxes and HOA fees
Annual Taxes
$16,855
Amenities
1
true
Retention Areas
Public
1.929
1.93
false
Asphalt
Slab
Access Road
19138
Building Details
Building Size
19,138 SF
Year Built
1953
Year Renovated
2026
Buildings
1
Stories
1
Listing Agency:
The Real Estate Collection LLC
(407) 656-7814
Listed By:
Julie Sanchez · License #SL3533505
(407) 656-7814
Source:
Therealestatecollection
Added: Jul 7
Changed: Aug 18
Last Checked: Aug 20 at 4:18AM
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 The Real Estate Collection LLC
Investment Insights
Based on property information with market context.
This for-sale mixed-use commercial property is a freestanding brick building with a scheduled remodel in 2026. The offering is positioned as a remodel-ready asset intended to be owned by an operator or investor looking to put the building into its next phase.
The property is located at 1011 W Lancaster Road in Orlando, Florida. With a total property size of 19,138, it is designed to support multiple uses within a single, standalone structure.
For tenants, buyers, or partners evaluating a mixed-use format, this building provides a straightforward platform for housing different commercial functions under one roof. The scheduled 2026 remodel is a key consideration for timing and planning, as it may help align the property with updated interior finishes and overall building presentation.
The property is located at 1011 W Lancaster Road in Orlando, Florida. With a total property size of 19,138, it is designed to support multiple uses within a single, standalone structure.
For tenants, buyers, or partners evaluating a mixed-use format, this building provides a straightforward platform for housing different commercial functions under one roof. The scheduled 2026 remodel is a key consideration for timing and planning, as it may help align the property with updated interior finishes and overall building presentation.
Key Highlights
- Freestanding brick mixed‑use commercial building (1 building) with 19,138 total building area
- Scheduled 2026 remodel
- Single‑story building with slab foundation and air conditioning
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
$375,810
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
8.35%
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%
$7,516,200
$7.5M
Cap Rate 7%
$5,368,714
$5.4M
Cap Rate 9%
$4,175,667
$4.2M
Market Conditions
NOI Build-Up for 19,138 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
$555.8K $29.04/SF
− Vacancy
−$18.9K −$0.99/SF
EGI
$536.9K $28.05/SF
− OpEx
−$161.1K −$8.42/SF
NOI
$375.8K $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%
$7,516,200
Cap Rate 7%
$5,368,714
Cap Rate 9%
$4,175,667
Alternative Uses
Best Use
Retail
$5.37M
$4.70M – $6.26M
NOI $375,810 @ 7.0% cap · market cap 8.35%
Second Best
Mixed Use
$3.61M
$3.16M – $4.21M
NOI $252,622 @ 7.0% cap · market cap 5.61%
Theoretical Best
Office A
$6.17M
$5.39M – $7.19M
NOI $431,551 @ 7.0% cap · market cap 9.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,646
Businesses Nearby
88k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 67%
Dining 19%
Home Improvements & Furnishings 12%
Hotels & Casinos 2%
Wawa
Shops & Services
35,356 visits/mo
0.3 miles
Harbor Freight Tools
Home Improvements & Furnishings
10,190 visits/mo
0.2 miles
Family Dollar
Shops & Services
9,083 visits/mo
0.5 miles
Burger King
Dining
7,540 visits/mo
0.5 miles
7-Eleven
Shops & Services
7,265 visits/mo
0.5 miles
Demographics for 32809, FL
29,478
Population
10,674
Households
2.8
Avg Household Size
36
Median Age
23%
College-Educated
79%
High-School Grad
10.4 sq mi
ZIP Area
2,834
Density / Sq Mi
$52,203
Median Household Income
$30,985
Median Earnings
$1,368
Median Rent
$281,000
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 - Freestanding brick mixed-use commercial property scheduled for a 2026 remodel.
Where is this mixed-use property located?
The property is located at 1011 W Lancaster Road ORLANDO Orlando, FL.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: Freestanding brick mixed‑use commercial building (1 building) with 19,138 total building area; Scheduled 2026 remodel; Single‑story building with slab foundation and air conditioning
