Historic Downtown Office
For Sale
Contact for pricing
42 W Central Blvd, Orlando, FL 32801
Four-story office property with additional land for parking and outdoor space in Orlando’s Downtown CBD.
Property Size36,000 SF
Price / SF$333.33
Days on Market1150
Property Features for 42 W Central Blvd
General Information
Standard status
Active
Size
36,000 SF
Property subtype
OFFICE
Zoning
AC-3A/T/HP
Site & Location
Highway Access
Yes
Public Transit
Yes
Building Details
Year Built
1912
Buildings
1
Stories
4
Building Size
36,000 SF
Construction
brick
Listing Agency:
NAI Realvest | Orlando
(407) 875-9989
Listed By:
Jeffrey Bloom
(407) 949-0709
Source:
Moodyscre
Added: Jul 13, 2023
Changed: Aug 31
Last Checked: Sep 1 at 9:35PM
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 NAI Realvest | Orlando
Investment Insights
Based on property information with market context.
This four-story office building contains approximately 36,000 square feet and includes additional land that can support parking and outdoor space. The historic brick structure was built in 1912 and incorporates structural steel framing. Approximately 5,000 square feet of the roof is reinforced for deck or open-air use, while the existing layout allows a new owner to occupy up to 27,000 square feet or more.
Positioned in Orlando’s Downtown CBD, the property is within walking distance of the Church Street SunRail station and nearby hotels, including the Grand Bohemian, AC Hotel by Marriott, and Hilton Garden Inn. Amway Center, Dr. Phillips Center, restaurants, and banking are also close by. Access is available to I-4, Colonial Drive (SR 50), SR 408 (East-West), and Orange Blossom Trail. The property is zoned AC-3A/T/HP by the City of Orlando.
Positioned in Orlando’s Downtown CBD, the property is within walking distance of the Church Street SunRail station and nearby hotels, including the Grand Bohemian, AC Hotel by Marriott, and Hilton Garden Inn. Amway Center, Dr. Phillips Center, restaurants, and banking are also close by. Access is available to I-4, Colonial Drive (SR 50), SR 408 (East-West), and Orange Blossom Trail. The property is zoned AC-3A/T/HP by the City of Orlando.
Key Highlights
- Approximately 36,000± SF across four office‑building floors
- Historic brick construction dating to 1912 with structural steel framing
- Approximately 5,000± SF of reinforced roof area for deck or open‑air use
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
$672,300
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
5.60%
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%
$13,446,000
$13.4M
Cap Rate 7%
$9,604,286
$9.6M
Cap Rate 9%
$7,470,000
$7.5M
Market Conditions
NOI Build-Up for 36,000 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
$1.08M $30.00/SF
− Vacancy
−$183.6K −$5.10/SF
EGI
$896.4K $24.90/SF
− OpEx
−$224.1K −$6.23/SF
NOI
$672.3K $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%
$13,446,000
Cap Rate 7%
$9,604,286
Cap Rate 9%
$7,470,000
Alternative Uses
Best Use
Office B
$9.60M
$8.40M – $11.21M
NOI $672,300 @ 7.0% cap · market cap 5.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$11.60M
$10.15M – $13.53M
NOI $811,780 @ 7.0% cap · market cap 6.76%
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
8,933
Businesses Nearby
Explore this area
Business Placement
Demographics for 32801, FL
17,728
Population
12,133
Households
1.5
Avg Household Size
36
Median Age
63%
College-Educated
95%
High-School Grad
2.2 sq mi
ZIP Area
8,058
Density / Sq Mi
$77,626
Median Household Income
$63,090
Median Earnings
$1,773
Median Rent
$397,600
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 building - Four-story office property with additional land for parking and outdoor space in Orlando’s Downtown CBD.
Where is this office building located?
The property is located at 42 W Central Blvd Orlando, FL.
What is the asking price?
The asking price for this property is $12,000,000.
What are key features of this property?
This property features: Approximately 36,000± SF across four office‑building floors; Historic brick construction dating to 1912 with structural steel framing; Approximately 5,000± SF of reinforced roof area for deck or open‑air use
