Two-Story Office
New
For Sale
$849,999
Pending
200 N THORNTON, Orlando, FL 32801
Flexible office layout with private rooms, collaborative areas, conference space, and an executive suite with a full bathroom.
Property Size2,613 SF
Days on Market6
Property Features for 200 N THORNTON
General Information
Standard status
Pending
Size
2,613 SF
Total Parking Spaces
10
Property subtype
Commercial
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$10,834
Building Details
Building Size
2,613 SF
Year Built
1986
Buildings
1
Stories
2
Construction
poured concrete
Listing Agency:
Alliance Real Estate Group
(407) 375-8680
Listed By:
Peter Dang · License #3062116
(407) 375-8680
Source:
Elliman
Added: Aug 25
Changed: Aug 29
Last Checked: Aug 29 at 8:35PM
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 Alliance Real Estate Group
Investment Insights
Based on property information with market context.
Built in 1986, this well-maintained two-story office building provides a mix of private offices, open work areas, conference rooms, and an executive suite with a dedicated full bathroom. The poured-concrete construction includes a reserved elevator shaft for a potential future installation. Four separate electrical systems—one serving the first floor and three serving the second—support division into multiple occupancy configurations or continued single-user operation.
The property includes 10 dedicated on-site parking spaces and four HVAC systems, including an upstairs unit replaced recently. The roof is approximately 8 years old. Located at 200 N Thornton Avenue in Orlando’s Thornton Park neighborhood, the building offers access to Downtown Orlando, major roadways, SunRail, and Orlando International Airport. The surrounding area records a BikeScore of 88, a WalkScore of 69, and a TransitScore of 29.
The property includes 10 dedicated on-site parking spaces and four HVAC systems, including an upstairs unit replaced recently. The roof is approximately 8 years old. Located at 200 N Thornton Avenue in Orlando’s Thornton Park neighborhood, the building offers access to Downtown Orlando, major roadways, SunRail, and Orlando International Airport. The surrounding area records a BikeScore of 88, a WalkScore of 69, and a TransitScore of 29.
Key Highlights
- Two‑story office building constructed in 1986 with poured‑concrete walls
- Four separate electrical systems: one for the first floor and three for the second
- 10 dedicated on‑site parking spaces
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
$48,798
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
5.74%
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%
$975,960
$976.0K
Cap Rate 7%
$697,114
$697.1K
Cap Rate 9%
$542,200
$542.2K
Market Conditions
NOI Build-Up for 2,613 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
$78.4K $30.00/SF
− Vacancy
−$13.3K −$5.10/SF
EGI
$65.1K $24.90/SF
− OpEx
−$16.3K −$6.23/SF
NOI
$48.8K $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%
$975,960
Cap Rate 7%
$697,114
Cap Rate 9%
$542,200
Alternative Uses
Best Use
Office B
$697.1K
$610.0K – $813.3K
NOI $48,798 @ 7.0% cap · market cap 5.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$841.7K
$736.5K – $982.0K
NOI $58,922 @ 7.0% cap · market cap 6.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
9,201
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 - Flexible office layout with private rooms, collaborative areas, conference space, and an executive suite with a full bathroom.
Where is this office building located?
The property is located at 200 N THORNTON Orlando, FL.
What is the asking price?
The asking price for this property is $849,999.
What are key features of this property?
This property features: Two‑story office building constructed in 1986 with poured‑concrete walls; Four separate electrical systems: one for the first floor and three for the second; 10 dedicated on‑site parking spaces
