First-Floor Office Condo
For Sale
$295,000
7800 KINGSPOINTE Pkwy 102, Orlando, FL 32819
Bright, move-in-ready first-floor office condo with private office and open work area, plus condo dues covering major expenses.
Property Size763 SF
Price / SF$386.63
Days on Market25
Property Features for 7800 KINGSPOINTE Pkwy 102
General Information
Standard status
Active
Size
763 SF
Property subtype
Commercial
Additional Details
Highway Access
Yes
Building Details
Year Built
1999
Listing Agency:
(407) 634-2800
Listed By:
David Weber
(407) 634-2800
Source:
Elliman
Added: Jul 21
Changed: Jul 22
Last Checked: Aug 13 at 10:58AM
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 David Weber
Investment Insights
Based on property information with market context.
This bright, well-maintained first-floor office condo offers 763 square feet of flexible professional space. The layout includes one private office and an open-concept work area, with abundant natural light from large exterior windows. The unit is move-in ready and provides ground-floor accessibility for day-to-day operations.
Located in Orlando’s business corridor at 7800 Kingspointe Pkwy, the unit offers convenient access to major regional routes, including I-4 and SR 528, along with the Florida Turnpike interchange at Sand Lake Road and John Young Parkway. Walkability is limited and the area is primarily car-dependent, with moderate transit and somewhat bikeable conditions.
Condo dues include electric, water, HVAC, roof, exterior maintenance, and building systems, helping simplify monthly operating costs by covering key building-related expenses. Suitable for a range of professional services, including attorneys, insurance, accounting, consulting, and therapy, among others.
Located in Orlando’s business corridor at 7800 Kingspointe Pkwy, the unit offers convenient access to major regional routes, including I-4 and SR 528, along with the Florida Turnpike interchange at Sand Lake Road and John Young Parkway. Walkability is limited and the area is primarily car-dependent, with moderate transit and somewhat bikeable conditions.
Condo dues include electric, water, HVAC, roof, exterior maintenance, and building systems, helping simplify monthly operating costs by covering key building-related expenses. Suitable for a range of professional services, including attorneys, insurance, accounting, consulting, and therapy, among others.
Key Highlights
- Bright first‑floor office condo with 763 SF of flexible professional space
- Includes 1 private office and an open‑concept work area with large exterior windows for natural light
- Year built 1999
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
$14,249
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
4.83%
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%
$284,980
$285.0K
Cap Rate 7%
$203,557
$203.6K
Cap Rate 9%
$158,322
$158.3K
Market Conditions
NOI Build-Up for 763 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
$22.9K $30.00/SF
− Vacancy
−$3.9K −$5.10/SF
EGI
$19.0K $24.90/SF
− OpEx
−$4.7K −$6.23/SF
NOI
$14.2K $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%
$284,980
Cap Rate 7%
$203,557
Cap Rate 9%
$158,322
Alternative Uses
Best Use
Office B
$203.6K
$178.1K – $237.5K
NOI $14,249 @ 7.0% cap · market cap 4.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$245.8K
$215.1K – $286.8K
NOI $17,205 @ 7.0% cap · market cap 5.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
939
Businesses Nearby
Explore this area
Business Placement
Demographics for 32819, FL
30,857
Population
14,689
Households
2.1
Avg Household Size
40
Median Age
51%
College-Educated
92%
High-School Grad
20.7 sq mi
ZIP Area
1,491
Density / Sq Mi
$94,386
Median Household Income
$47,166
Median Earnings
$1,947
Median Rent
$454,000
Median Home Value
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 units - Bright, move-in-ready first-floor office condo with private office and open work area, plus condo dues covering major expenses.
Where is this office units located?
The property is located at 7800 KINGSPOINTE Pkwy 102 Orlando, FL.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: Bright first‑floor office condo with 763 SF of flexible professional space; Includes 1 private office and an open‑concept work area with large exterior windows for natural light; Year built 1999
