Office Condo in Class A
1450-189 S Orange Ave Orlando, FL 32801
1450-189 S Orange Ave, Orlando, FL, 32801
$650,000
For Sale
$650,000
Efficient office condo with private offices and open workspace in a secured, amenity-rich downtown high-rise.
Property Size3,128 SF
Price / SF$207.80
Days on Market83
Property Features for 1450-189 S Orange Ave
General Information
- Standard status
- Active
- Size
- 3,128 SF
Listing Agency
ALPHA EQUITY REALTY & MANAGEMENT INC
(407) 435-9596
Listed by
Abbas Sultanali
(407) 435-9596
Source
Exprealty
Added: Apr 28 Checked: Jul 19 at 5:54 am
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
Investment Insights
Based on property information with market context.
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.
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.
Key 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
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
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
NOI $70,535 @ 7.0% cap · market cap 10.85%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Office Units
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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
