Versatile Office/Warehouse and Shop
For Sale
$1,500,000
2909 OLD WINTER GARDEN Rd, Orlando, FL 32805
Office/warehouse with shop space, ample parking, and easy access.
Property Size6,000 SF
Lot Size0.54 Acres
Price / SF$250
Days on Market167
Property Features for 2909 OLD WINTER GARDEN Rd
General Information
Standard status
Active
Size
6,000 SF
Lot size
0.54 Acres
Property subtype
Industrial
Building Details
Year Built
1958
Listing Agency:
(407) 702-7640
Listed By:
Thomas Warlick
(407) 702-7640
Source:
Elliman
Added: Mar 10
Changed: Jul 6
Last Checked: Aug 23 at 5:14AM
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 Thomas Warlick
Investment Insights
Based on property information with market context.
This property features a versatile office, warehouse, and shop space with ample parking and convenient access from both Old Winter Garden Road and John Young Parkway. The property includes over 6,000 square feet of warehouse space, multiple offices, and an upstairs apartment suitable for live/work use or additional administrative space. A 3,431-square-foot shop is equipped with three large sliding hangar-style doors, ideal for equipment or vehicle access. A canopy provides covered parking or an outdoor workspace. Located in a high-visibility, high-traffic area, the property is situated minutes from downtown Orlando. This property is suitable for businesses looking to establish, expand, or relocate.
Key Highlights
- Over 6,000 sq. ft. of warehouse space with multiple offices and a 3,431 sq. ft. shop.
- Upstairs apartment for live/work use or additional administrative space.
- Three large sliding hangar‑style doors in the shop, ideal for equipment or vehicle access.
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
$112,050
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
7.47%
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%
$2,241,000
$2.2M
Cap Rate 7%
$1,600,714
$1.6M
Cap Rate 9%
$1,245,000
$1.2M
Market Conditions
NOI Build-Up for 6,000 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
$180.0K $30.00/SF
− Vacancy
−$30.6K −$5.10/SF
EGI
$149.4K $24.90/SF
− OpEx
−$37.4K −$6.23/SF
NOI
$112.1K $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%
$2,241,000
Cap Rate 7%
$1,600,714
Cap Rate 9%
$1,245,000
Alternative Uses
Best Use
Office B
$1.60M
$1.40M – $1.87M
NOI $112,050 @ 7.0% cap · market cap 7.47%
Second Best
Mixed Use
$1.13M
$990.0K – $1.32M
NOI $79,200 @ 7.0% cap · market cap 5.28%
Theoretical Best
Office A
$1.93M
$1.69M – $2.25M
NOI $135,297 @ 7.0% cap · market cap 9.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,180
Businesses Nearby
Explore this area
Business Placement
Demographics for 32805, FL
23,331
Population
9,332
Households
2.5
Avg Household Size
39
Median Age
16%
College-Educated
78%
High-School Grad
6.8 sq mi
ZIP Area
3,431
Density / Sq Mi
$39,425
Median Household Income
$29,592
Median Earnings
$1,112
Median Rent
$226,100
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?
Live-work space - Office/warehouse with shop space, ample parking, and easy access.
Where is this live-work space located?
The property is located at 2909 OLD WINTER GARDEN Rd Orlando, FL.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Over 6,000 sq. ft. of warehouse space with multiple offices and a 3,431 sq. ft. shop.; Upstairs apartment for live/work use or additional administrative space.; Three large sliding hangar‑style doors in the shop, ideal for equipment or vehicle access.
