Street-Facing Mixed-Use
New
For Sale
$415,000
136 S BUMBY AVENUE #2, Orlando, FL 32803
Residential + Office zoning combines a separated commercial component with a two-story residential unit.
Property Size2,200 SF
Price / SF$188.64
Days on Market5
Property Features for 136 S BUMBY AVENUE #2
General Information
Standard status
Active
Size
2,200 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$5,713
Amenities
Central air
Pool
Public Pool
Central Air Cooling
Building Details
Year Built
2004
Listing Agency:
KELLER WILLIAMS REALTY AT THE PARKS
(407) 629-4420
Listed By:
THOMAS NICKLEY, JR · License #3275393
(321) 945-1152
Source:
Corcoran
Added: Sep 16
Changed: Sep 18
Last Checked: Sep 20 at 7:20AM
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 KELLER WILLIAMS REALTY AT THE PARKS
Investment Insights
Based on property information with market context.
This mixed-use condominium combines approximately 800 SF of street-level commercial or office space with an approximately 1,400 SF two-story residential unit above. The commercial component has multiple rooms, a separate entrance, direct frontage along S Bumby Avenue, and a handicap-accessible half bath. The residential unit includes an open living, dining, and kitchen area, a half bath, laundry, garage access, two bedroom suites with en-suite updated bathrooms and walk-in closets, and private balcony space. A rooftop terrace with updated decking adds outdoor space above the garage.
The property is located at 136 S Bumby Avenue in Orlando’s Lawsona-Fern Creek/Milk District area, near Downtown Orlando, Thornton Park, Lake Eola, Dickson Azalea Park, restaurants, coffee shops, shopping, and entertainment. Access to SR 408 and other major roadways is also noted. The property was built in 2004 and has Residential + Office zoning.
The property is located at 136 S Bumby Avenue in Orlando’s Lawsona-Fern Creek/Milk District area, near Downtown Orlando, Thornton Park, Lake Eola, Dickson Azalea Park, restaurants, coffee shops, shopping, and entertainment. Access to SR 408 and other major roadways is also noted. The property was built in 2004 and has Residential + Office zoning.
Key Highlights
- Approximately 800 SF of street‑level commercial/office space
- Approximately 1,400 SF two‑story residential unit above
- Residential + 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
$29,040
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
7.00%
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%
$580,800
$580.8K
Cap Rate 7%
$414,857
$414.9K
Cap Rate 9%
$322,667
$322.7K
Market Conditions
NOI Build-Up for 2,200 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
$52.8K $24.00/SF
− Vacancy
−$6.3K −$2.88/SF
EGI
$46.5K $21.12/SF
− OpEx
−$17.4K −$7.92/SF
NOI
$29.0K $13.20/SF
Area
Orlando, FL
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$580,800
Cap Rate 7%
$414,857
Cap Rate 9%
$322,667
Alternative Uses
Best Use
Office B
$586.9K
$513.6K – $684.8K
NOI $41,085 @ 7.0% cap · market cap 9.90%
Second Best
Mixed Use
$414.9K
$363.0K – $484.0K
NOI $29,040 @ 7.0% cap · market cap 7.00%
Theoretical Best
Office A
$708.7K
$620.1K – $826.8K
NOI $49,609 @ 7.0% cap · market cap 11.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,129
Businesses Nearby
Explore this area
Business Placement
Demographics for 32803, FL
21,003
Population
12,225
Households
1.7
Avg Household Size
38
Median Age
59%
College-Educated
96%
High-School Grad
6.8 sq mi
ZIP Area
3,089
Density / Sq Mi
$101,401
Median Household Income
$61,439
Median Earnings
$1,823
Median Rent
$421,300
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?
Mixed-use property - Residential + Office zoning combines a separated commercial component with a two-story residential unit.
Where is this mixed-use property located?
The property is located at 136 S BUMBY AVENUE #2 Orlando, FL.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Approximately 800 SF of street‑level commercial/office space; Approximately 1,400 SF two‑story residential unit above; Residential + Office zoning
