Renovated 3-Unit Retail
For Sale
$875,000
Pending
2011 S ORANGE Avenue, Orlando, FL 32806
Commercial Sale, ORLANDO, FL
Property Size3,057 SF
Lot Size0.11 Acres
Days on Market285
Property Features for 2011 S ORANGE Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
MU-1/T/SP
Subdivision
DIXIE HIGHLANDS REP
Directions
rom the West (coming on I-4 East towards downtown Orlando) Stay on I-4 East. Take Exit 84A (US-17/US-92/Colonial Dr) toward downtown. Merge onto Ivanhoe Blvd / US-17/US-92. Continue until you reach S Orange Ave; then turn left onto S Orange Ave. Drive south on S Orange Ave until you reach 2011 - the property will be on your right.
Standard status
Pending
APN
01-23-29-2100-02-160
Size
3,057 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
DIXIE HIGHLANDS REPLAT P/52 LOTS 16 & 17(LESS RD ON W) BLK B
Tax Annual Amount
11303
Legal Description
DIXIE HIGHLANDS REPLAT P/52 LOTS 16 & 17(LESS RD ON W) BLK B
Utilities
Cooling system
Central Air
Building Details
Year built
1954
Floors in Building
1
Flooring type
Tile - Ceramic
Building materials
Block, Stucco
Listing Agency:
EXP REALTY LLC
(888) 883-8509
Listed By:
Alistair Baxter · License #3423472
(786) 288-6316
Added: Nov 14, 2025
Changed: Aug 24
Last Checked: Aug 26 at 12:06PM
MLS# O6360945
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 3,057 SF retail building contains three storefront units and sits on a 0.11-acre parcel. Renovations include a new roof, updated electrical service, and modern restrooms serving each unit. One bay includes a brand-new commercial kitchen, while the building also features ceramic tile flooring, central air, and block-and-stucco construction. Built in 1954, the property offers dedicated parking allocated at two spaces per unit, along with street parking.
The property fronts S Orange Avenue in Orlando and is positioned across from Orlando Regional Medical Center. Its MU-1/T/SP zoning and three-bay layout support a range of storefront-oriented commercial uses, with one unit already equipped for food and beverage operations.
The property fronts S Orange Avenue in Orlando and is positioned across from Orlando Regional Medical Center. Its MU-1/T/SP zoning and three-bay layout support a range of storefront-oriented commercial uses, with one unit already equipped for food and beverage operations.
Key Highlights
- 3,057 SF retail building configured as 3 units
- Brand‑new commercial kitchen installed in one unit
- New roof, updated electrical, and modern restrooms in all units
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
$64,318
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
7.35%
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%
$1,286,360
$1.3M
Cap Rate 7%
$918,829
$918.8K
Cap Rate 9%
$714,644
$714.6K
Market Conditions
NOI Build-Up for 3,057 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
$88.8K $29.04/SF
− Vacancy
−$3.0K −$0.99/SF
EGI
$85.8K $28.05/SF
− OpEx
−$21.4K −$7.01/SF
NOI
$64.3K $21.04/SF
Area
Orlando, FL
Vacancy
3.40%
Lease Rate
$29.04 /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%
$1,286,360
Cap Rate 7%
$918,829
Cap Rate 9%
$714,644
Alternative Uses
Best Use
Specialty Retail
$918.8K
$804.0K – $1.07M
NOI $64,318 @ 7.0% cap · market cap 7.35%
Second Best
Retail
$857.6K
$750.4K – $1.00M
NOI $60,030 @ 7.0% cap · market cap 6.86%
Theoretical Best
Office A
$984.8K
$861.7K – $1.15M
NOI $68,934 @ 7.0% cap · market cap 7.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
4,254
Businesses Nearby
282k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 40%
Superstores 31%
Shops & Services 11%
Apparel 10%
Target
Superstores
88,771 visits/mo
0.4 miles
McDonald's
Dining
30,255 visits/mo
0.4 miles
T.J. Maxx
Apparel
27,347 visits/mo
0.3 miles
Chipotle Mexican Grill
Dining
13,173 visits/mo
0.2 miles
7-Eleven
Shops & Services
12,008 visits/mo
0.1 miles
Demographics for 32806, FL
26,582
Population
12,529
Households
2.1
Avg Household Size
40
Median Age
55%
College-Educated
95%
High-School Grad
6.8 sq mi
ZIP Area
3,909
Density / Sq Mi
$86,653
Median Household Income
$54,012
Median Earnings
$1,500
Median Rent
$415,800
Median Home Value
Market
Vacancy Rate% for Retail in Orlando, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - MU-1/T/SP-zoned storefront property with a commercial kitchen and updated building systems.
Where is this storefront property located?
The property is located at 2011 S ORANGE Avenue Orlando, FL.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: 3,057 SF retail building configured as 3 units; Brand‑new commercial kitchen installed in one unit; New roof, updated electrical, and modern restrooms in all units
