Renovated Office
New
For Sale
$549,999
2295 S HIAWASSEE RD S #316, Orlando, FL 32835
Office condominium with AC-2 zoning, elevator access, and shared restrooms.
Property Size840 SF
Days on Market5
Property Features for 2295 S HIAWASSEE RD S #316
General Information
Standard status
Active
Size
840 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$4,557
Building Details
Building Size
840 SF
Year Built
2004
Listing Agency:
NOBSKA REAL ESTATE LLC
Listed By:
Laura Teixeira, PA
(689) 276-1593
Source:
Kingofrealestate
Added: Sep 1
Changed: Sep 4
Last Checked: Sep 5 at 5:12AM
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 NOBSKA REAL ESTATE LLC
Investment Insights
Based on property information with market context.
This 840-square-foot office condominium is located within Offices at Veranda Park and was built in 2004. Interior improvements include renovation work and custom carpentry, while a new AC system was installed in 2025. The building provides elevator service and shared bathroom facilities. Block construction and a slab foundation are also part of the property’s physical specifications.
The suite is at 2295 S Hiawassee Road, Suite 316, with access through Westpointe Boulevard in Orlando. AC-2 zoning provides the stated land-use designation for this office property.
The suite is at 2295 S Hiawassee Road, Suite 316, with access through Westpointe Boulevard in Orlando. AC-2 zoning provides the stated land-use designation for this office property.
Key Highlights
- 840‑square‑foot office condominium
- Renovated interior with custom carpentry
- New AC installed in 2025
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
$15,687
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
2.85%
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%
$313,740
$313.7K
Cap Rate 7%
$224,100
$224.1K
Cap Rate 9%
$174,300
$174.3K
Market Conditions
NOI Build-Up for 840 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
$25.2K $30.00/SF
− Vacancy
−$4.3K −$5.10/SF
EGI
$20.9K $24.90/SF
− OpEx
−$5.2K −$6.23/SF
NOI
$15.7K $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%
$313,740
Cap Rate 7%
$224,100
Cap Rate 9%
$174,300
Alternative Uses
Best Use
Office B
$224.1K
$196.1K – $261.5K
NOI $15,687 @ 7.0% cap · market cap 2.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$270.6K
$236.8K – $315.7K
NOI $18,942 @ 7.0% cap · market cap 3.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,691
Businesses Nearby
Explore this area
Business Placement
Demographics for 32835, FL
45,380
Population
19,377
Households
2.3
Avg Household Size
36
Median Age
41%
College-Educated
92%
High-School Grad
9.4 sq mi
ZIP Area
4,828
Density / Sq Mi
$70,183
Median Household Income
$38,953
Median Earnings
$1,764
Median Rent
$333,000
Median Home Value
Market
Vacancy Rate% for Office 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?
Office units - Office condominium with AC-2 zoning, elevator access, and shared restrooms.
Where is this office units located?
The property is located at 2295 S HIAWASSEE RD S #316 Orlando, FL.
What is the asking price?
The asking price for this property is $549,999.
What are key features of this property?
This property features: 840‑square‑foot office condominium; Renovated interior with custom carpentry; New AC installed in 2025
