Office Building Near Lake
For Sale
Under Contract
$449,000
1412 E ROBINSON Street, Orlando, FL 32801
Commercial Sale, ORLANDO, FL
Property Size946 SF
Lot Size0.15 Acres
Price / SF$474.63
Days on Market560
Property Features for 1412 E ROBINSON Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
O-1/T
Appliances
Microwave, Refrigerator
Subdivision
BUENA VISTA
Lot features
Central Business District, City Limits, Near Public Transit, Sidewalk, Street Lights, Paved
Directions
From downtown Orlando, drive east on Robinson, pass Mills and building will be on the right.
Standard status
Active Under Contract
APN
25-22-29-1012-01-090
Size
946 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
BUENA VISTA E/105 LOT 9 BLK A
Tax Annual Amount
6957
Legal Description
BUENA VISTA E/105 LOT 9 BLK A
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1939
Building materials
Stucco
Roof type
Membrane, Shingle
Listing Agency:
GLASBRIDGE LLC
(407) 704-6848
Listed By:
Travis Sawchuk · License #3036433
(352) 267-1702
Added: Feb 24, 2025
Changed: Sep 6
Last Checked: Sep 7 at 11:06AM
MLS# O6284159
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 946-square-foot office building sits on a 0.15-acre lot and includes four offices, a reception and waiting area, a board room that can serve as an additional office, one bathroom, and a kitchen area suitable for break-room use. The property has central air, electric heat, public water, public sewer, stucco construction, and updated electrical service. The roof is newer, and the air-conditioning system was replaced last year.
The office is within walking distance of Lake Eola and Thornton Park and approximately one-quarter mile from Orlando’s downtown business core. Orlando Executive Airport is less than two miles away, with access to Hwy 4, 408, the Turnpike, and additional area routes. The property is zoned O-1/T and includes at least 10 parking spaces.
The office is within walking distance of Lake Eola and Thornton Park and approximately one-quarter mile from Orlando’s downtown business core. Orlando Executive Airport is less than two miles away, with access to Hwy 4, 408, the Turnpike, and additional area routes. The property is zoned O-1/T and includes at least 10 parking spaces.
Key Highlights
- 946‑square‑foot office building on a 0.15‑acre lot
- Four offices, reception area, waiting area, and board room
- Kitchen area, one bathroom, central air, and electric heat
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
100%
Occupancy
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 - Four-office property with reception, board room, kitchen area, and on-site parking near Orlando’s downtown business core.
Where is this office building located?
The property is located at 1412 E ROBINSON Street 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: 946‑square‑foot office building on a 0.15‑acre lot; Four offices, reception area, waiting area, and board room; Kitchen area, one bathroom, central air, and electric heat
