Renovated Office
For Sale
Contact for pricing
2310 Raehn St, Orlando, FL 32806
Flexible professional workspace with modern finishes and immediate occupancy in Orlando’s Hourglass District.
Property Size3,742 SF
Price / SF$261.87
Days on Market153
Property Features for 2310 Raehn St
General Information
Standard status
Active
Size
3,742 SF
Class
B
Property subtype
Office
Zoning
ORG-P-O
Investment Type
Owner/User
Building Details
Year Built
1991
Year Renovated
2020
Buildings
1
Stories
1
Listing Agency:
Korshak Property Group
Listed By:
Joshua Korshak · License #SL3283386
Source:
Crexi
Added: Mar 31
Changed: Aug 29
Last Checked: Aug 29 at 5:15PM
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 Korshak Property Group
Investment Insights
Based on property information with market context.
The Raehn Building is a recently renovated office property offering 2,977 RSF of professional workspace within 3,742 Gross SF. Its interior combines modern finishes with an open arrangement and adaptable floor plan, providing a practical setting for a range of office operations. The building was constructed in 1991 and is available for immediate occupancy.
Located at 2310 Raehn Street in Orlando’s Hourglass District, the property carries ORG-P-O zoning. The building’s flexible interior configuration and completed renovations support continued professional office use.
Located at 2310 Raehn Street in Orlando’s Hourglass District, the property carries ORG-P-O zoning. The building’s flexible interior configuration and completed renovations support continued professional office use.
Key Highlights
- 2,977 RSF of professional office space within 3,742 Gross SF
- Recently renovated interior with modern finishes
- Open layout and flexible floor plan
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
$69,882
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
7.13%
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%
$1,397,640
$1.4M
Cap Rate 7%
$998,314
$998.3K
Cap Rate 9%
$776,467
$776.5K
Market Conditions
NOI Build-Up for 3,742 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
$112.3K $30.00/SF
− Vacancy
−$19.1K −$5.10/SF
EGI
$93.2K $24.90/SF
− OpEx
−$23.3K −$6.23/SF
NOI
$69.9K $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%
$1,397,640
Cap Rate 7%
$998,314
Cap Rate 9%
$776,467
Alternative Uses
Best Use
Office B
$998.3K
$873.5K – $1.16M
NOI $69,882 @ 7.0% cap · market cap 7.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.21M
$1.05M – $1.41M
NOI $84,380 @ 7.0% cap · market cap 8.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
609
Businesses Nearby
Explore this area
Business Placement
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 Office in Orlando, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Flexible professional workspace with modern finishes and immediate occupancy in Orlando’s Hourglass District.
Where is this office building located?
The property is located at 2310 Raehn St Orlando, FL.
What is the asking price?
The asking price for this property is $979,900.
What are key features of this property?
This property features: 2,977 RSF of professional office space within 3,742 Gross SF; Recently renovated interior with modern finishes; Open layout and flexible floor plan
