Renovated Office
New
For Sale
$325,000
2878 S Osceola Avenue 5e, Orlando, FL 32806
Two distinct work areas and a refreshed break room support a range of professional office needs.
Property Size958 SF
Price / SF$339.25
Days on Market3
Property Features for 2878 S Osceola Avenue 5e
General Information
Standard status
Active
Size
958 SF
Zoning
O-2/SP
Additional Details
Road Access
Yes
Building Details
Year Built
2015
Listing Agency:
COMPASS FLORIDA LLC
Listed By:
Jesse Rottinghaus
(407) 808-5670
Source:
Figteam
Added: Oct 2
Changed: Oct 3
Last Checked: Oct 3 at 2:47AM
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 COMPASS FLORIDA LLC
Investment Insights
Based on property information with market context.
This 958-square-foot office condominium, built in 2015, includes two office areas and a designated printer station. Interior improvements include tile flooring, recessed lights, a remodeled break room, and a bathroom with a shower; the roof has also been replaced. O-2/SP zoning allows professional office and medical uses.
The property is in Orlando’s SODO district, near Orange Avenue, Michigan Street, and the Orlando Health Campus. Its position also provides access to downtown Orlando. On-site parking and maintained landscaping are additional property features.
The property is in Orlando’s SODO district, near Orange Avenue, Michigan Street, and the Orlando Health Campus. Its position also provides access to downtown Orlando. On-site parking and maintained landscaping are additional property features.
Key Highlights
- 958‑square‑foot office condominium built in 2015
- Two separate office areas and a dedicated printer station
- Renovated break room and bathroom with shower
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
$17,891
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
5.50%
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%
$357,820
$357.8K
Cap Rate 7%
$255,586
$255.6K
Cap Rate 9%
$198,789
$198.8K
Market Conditions
NOI Build-Up for 958 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
$28.7K $30.00/SF
− Vacancy
−$4.9K −$5.10/SF
EGI
$23.9K $24.90/SF
− OpEx
−$6.0K −$6.23/SF
NOI
$17.9K $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%
$357,820
Cap Rate 7%
$255,586
Cap Rate 9%
$198,789
Alternative Uses
Best Use
Office B
$255.6K
$223.6K – $298.2K
NOI $17,891 @ 7.0% cap · market cap 5.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$308.6K
$270.0K – $360.0K
NOI $21,602 @ 7.0% cap · market cap 6.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,002
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Orlando, FL
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Frequently Asked Questions
What type of property is this?
Office units - Two distinct work areas and a refreshed break room support a range of professional office needs.
Where is this office units located?
The property is located at 2878 S Osceola Avenue 5e Orlando, FL.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 958‑square‑foot office condominium built in 2015; Two separate office areas and a dedicated printer station; Renovated break room and bathroom with shower
