NNN Retail Building with Multiple
For Sale
Contact for pricing
20 S ORANGE AVE, Orlando, FL 32801
NNN investment with three established tenants on highly trafficked Orange Ave frontage in downtown Orlando.
Property Size8,289 SF
Price / SF$589.94
Days on Market97
Property Features for 20 S ORANGE AVE
General Information
Standard status
Active
Size
8,289 SF
Property subtype
Retail
Zoning
ORL-AC-3A
Occupancy
100%
Lease Type
NNN
Investment Type
Stabilized
Net Operating Income
$339,265
Additional Details
Cap Rate
6.37%
Building Details
Year Built
1888
Year Renovated
2026
Buildings
1
Stories
2
Units
3
Tenancy
Multi
Listing Agency:
Engel & Völkers New Smyrna Beach
(352) 267-4244
Listed By:
Chris Pixley · License #SL3236442
Source:
Crexi
Added: May 28
Changed: Aug 28
Last Checked: Aug 28 at 9:45PM
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 Engel & Völkers New Smyrna Beach
Investment Insights
Based on property information with market context.
This NNN commercial property is a retail-focused building totaling 8,289 RSF. It is presented as a leased investment anchored by three established tenants, with the operating metrics in the remarks indicating approximately a 6.37% cap rate and more than $311,000 in NOI, supporting a low-maintenance ownership profile.
Located at 20 S Orange Ave in downtown Orlando, the building is positioned on Orange Ave for prominent street exposure. The provided information highlights heavy pedestrian activity in the area and proximity to major downtown employers, entertainment venues, and transit options.
For buyers, the combination of an NNN structure and multiple in-place tenants may be an attractive fit for those seeking a retail investment with reported income performance and an operational approach designed to reduce landlord involvement. Tenants and brokers evaluating the site will find a downtown storefront building configuration with direct Orange Ave visibility intended to serve a broad urban customer base.
Located at 20 S Orange Ave in downtown Orlando, the building is positioned on Orange Ave for prominent street exposure. The provided information highlights heavy pedestrian activity in the area and proximity to major downtown employers, entertainment venues, and transit options.
For buyers, the combination of an NNN structure and multiple in-place tenants may be an attractive fit for those seeking a retail investment with reported income performance and an operational approach designed to reduce landlord involvement. Tenants and brokers evaluating the site will find a downtown storefront building configuration with direct Orange Ave visibility intended to serve a broad urban customer base.
Key Highlights
- NNN commercial investment in downtown Orlando with three established tenants
- 7,821 RSF commercial building built in 1888
- Orange Ave frontage in the heart of downtown Orlando
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
$162,770
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
3.33%
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%
$3,255,400
$3.3M
Cap Rate 7%
$2,325,286
$2.3M
Cap Rate 9%
$1,808,556
$1.8M
Market Conditions
NOI Build-Up for 8,289 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
$240.7K $29.04/SF
− Vacancy
−$8.2K −$0.99/SF
EGI
$232.5K $28.05/SF
− OpEx
−$69.8K −$8.42/SF
NOI
$162.8K $19.64/SF
Area
Orlando, FL
Vacancy
3.40%
Lease Rate
$29.04 /SF/Yr
Expense Ratio
30.00%
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%
$3,255,400
Cap Rate 7%
$2,325,286
Cap Rate 9%
$1,808,556
Alternative Uses
Best Use
Retail
$2.33M
$2.03M – $2.71M
NOI $162,770 @ 7.0% cap · market cap 3.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.67M
$2.34M – $3.12M
NOI $186,912 @ 7.0% cap · market cap 3.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
8,933
Businesses Nearby
41k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 83%
Dining 12%
Beauty & Spa 5%
Embassy Suites By Hilton Orlando Downtown
Hotels & Casinos
26,620 visits/mo
0.3 miles
Marriott Orlando Downtown
Hotels & Casinos
7,512 visits/mo
0.5 miles
Insomnia Cookies
Dining
3,500 visits/mo
0.2 miles
Blo Blow Dry Bar
Beauty & Spa
1,868 visits/mo
0.4 miles
SUBWAY
Dining
1,508 visits/mo
0.4 miles
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 Retail in Orlando, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
NNN property - NNN investment with three established tenants on highly trafficked Orange Ave frontage in downtown Orlando.
Where is this nnn property located?
The property is located at 20 S ORANGE AVE Orlando, FL.
What is the asking price?
The asking price for this property is $4,890,000.
What are key features of this property?
This property features: NNN commercial investment in downtown Orlando with three established tenants; 7,821 RSF commercial building built in 1888; Orange Ave frontage in the heart of downtown Orlando
