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    Office Condo in Class A Tower Title is generated by Realmo AI

    1450-189 S Orange Ave, Orlando, FL 32801

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    For Sale
    $650,000

    Efficient office condo with private offices and open workspace in a secured, amenity-rich downtown high-rise.

    Property size:
    3,128 SF
    Price / SF:
    $207/SF
    Added:
    Apr 28, 2026
    Days on Market:
    37
    Last Refresh:
    Jun 3 at 1:58 am

    Property Features for 1450-189 S Orange Ave

    General Information

    Standard status
    Active
    Size
    3,128 SF

    We can help!

    Listing Contact
    Abbas Sultanali

    Listing agent Abbas Sultanali

    Listing office ALPHA EQUITY REALTY & MANAGEMENT INC

    Listing date Apr 28, 2026

    Source Exprealty

    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 ALPHA EQUITY REALTY & MANAGEMENT INC

    HighLights

    • Office condo unit 1450 in Plaza South Tower in Downtown Orlando, offering approximately 3,128 SF
    • Layout includes a workstation area plus multiple private offices ranging from 83 SF to 373 SF
    • Additional space for breakout lounges and flex rooms sized 130–327 SF
    • Dedicated IT/storage room and private restrooms, plus integrated kitchen/break area with cabinetry and plumbing infrastructure
    • Class A office tower with 24/7 secured access, concierge services, and attached garage parking
    • Available for sale with a lease option

    Overview

    Located in the iconic Plaza South Tower, this office condo unit offers approximately 3,128 SF of efficient workplace space. The layout is designed for a mix of functions, including workstation/open team area supported by multiple private offices, along with breakout lounges and flexible rooms. Inside the unit, there is a dedicated IT/storage room, private restrooms, and an integrated kitchen/break area with cabinetry and plumbing infrastructure, supporting day-to-day operational needs.

    The property is positioned in downtown Orlando within a Class A office tower environment. Building amenities include 24/7 secured access, concierge services, and attached garage parking, with immediate proximity to dining, retail, and major thoroughfares throughout downtown.

    This configuration can work well for professional users looking to establish or expand a downtown presence, particularly those who need a combination of team space and private offices. For investors, the unit is presented as a value-oriented opportunity in a high-demand submarket, with an option that allows for flexible acquisition or occupancy strategies.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $93.8k $30.00
    − Vacancy −$16.0k −$5.10
    EGI $77.9k $24.90
    − OpEx −$19.5k −$6.23
    NOI $58.4k $18.67
    3,128 SF · lease $30.00/SF/yr · vacancy 17.00% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $834.5K
    $730.2K – $973.6K (±1% cap)
    NOI $58,415 @ 7.0% cap · market cap 8.99%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $1.01M
    $881.7K – $1.18M (±1% cap)
    NOI $70,535 @ 7.0% cap · market cap 10.85%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Orlando
    County
    Brevard
    State
    Florida
    Longitude
    -81.3778415
    Latitude
    28.5253804

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    FAQs

    What type of property is this?
    Office units - Efficient office condo with private offices and open workspace in a secured, amenity-rich downtown high-rise.
    Where is this office units located?
    The property is located at 1450-189 S Orange Ave Orlando, FL.
    What is the asking price?
    The asking price for this property is $650,000.
    What are key features of this property?
    This property features: Office condo unit 1450 in Plaza South Tower in Downtown Orlando, offering approximately 3,128 SF; Layout includes a workstation area plus multiple private offices ranging from 83 SF to 373 SF; Additional space for breakout lounges and flex rooms sized 130–327 SF
    (407) 435-9596
    We can help!
    Listing Contact
    Abbas Sultanali
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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