Freestanding Office
For Sale
$449,000
1412 E ROBINSON, Orlando, FL 32801
Office property with reception, board room, four offices, kitchen, and on-site parking.
Property Size946 SF
Days on Market16
Property Features for 1412 E ROBINSON
General Information
Standard status
Active
Size
946 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Gross Income
$24,000
Office Units
4
Taxes and HOA fees
Annual Taxes
$6,957
Building Details
Building Size
946 SF
Year Built
1939
Buildings
1
Tenancy
Multi
Owner Occupied
Yes
Listing Agency:
GLASBRIDGE LLC
(352) 267-1702
Listed By:
Travis Sawchuk · License #3036433
(352) 267-1702
Source:
Elliman
Added: Aug 15
Changed: Aug 16
Last Checked: Aug 29 at 11:04AM
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 GLASBRIDGE LLC
Investment Insights
Based on property information with market context.
Built in 1939, this Orlando office property includes a reception and waiting area, a board room that can be adapted as an additional office, four offices, one bathroom, and a kitchen sized for break-room use. The building has a newer roof, an HVAC system replaced last year, and updated electrical service.
The property is located at 1412 E Robinson in Orlando, within walking distance of Lake Eola and Thornton Park. It is approximately 1/4 mile from Orlando’s downtown business core and less than two miles from Orlando Executive Airport. Regional access is available via Hwy 4, 408, and the Turnpike. The site also offers bike, pedestrian, and transit access reflected by a bike score of 88, walk score of 69, and transit score of 29.
The property is located at 1412 E Robinson in Orlando, within walking distance of Lake Eola and Thornton Park. It is approximately 1/4 mile from Orlando’s downtown business core and less than two miles from Orlando Executive Airport. Regional access is available via Hwy 4, 408, and the Turnpike. The site also offers bike, pedestrian, and transit access reflected by a bike score of 88, walk score of 69, and transit score of 29.
Key Highlights
- 10+ parking spaces
- Four offices with reception area, board room, kitchen, and one bathroom
- Newer roof and electrical updates
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
$17,667
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
3.93%
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%
$353,340
$353.3K
Cap Rate 7%
$252,386
$252.4K
Cap Rate 9%
$196,300
$196.3K
Market Conditions
NOI Build-Up for 946 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
$28.4K $30.00/SF
− Vacancy
−$4.8K −$5.10/SF
EGI
$23.6K $24.90/SF
− OpEx
−$5.9K −$6.23/SF
NOI
$17.7K $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%
$353,340
Cap Rate 7%
$252,386
Cap Rate 9%
$196,300
Alternative Uses
Best Use
Office B
$252.4K
$220.8K – $294.5K
NOI $17,667 @ 7.0% cap · market cap 3.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$304.7K
$266.7K – $355.5K
NOI $21,332 @ 7.0% cap · market cap 4.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,505
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 - Office property with reception, board room, four offices, kitchen, and on-site parking.
Where is this office building located?
The property is located at 1412 E ROBINSON Orlando, FL.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: 10+ parking spaces; Four offices with reception area, board room, kitchen, and one bathroom; Newer roof and electrical updates
