Freestanding Commercial Kitchen
For Sale
$775,000
3101 N ORANGE BLOSSOM TRAIL, Zellwood, FL 32798
Fully equipped food-service facility with catering infrastructure, fenced parking, and signalized-corner access.
Property Size11,071 SF
Price / SF$70
Days on Market8
Property Features for 3101 N ORANGE BLOSSOM TRAIL
General Information
Standard status
Active
Size
11,071 SF
Property subtype
Business
Building Details
Year Built
1943
Listing Agency:
EXP REALTY LLC
(888) 883-8509
Listed By:
Kathi Jesse · License #3645423
Source:
Dennisrealty
Added: Aug 7
Changed: Aug 14
Last Checked: Aug 14 at 4:32AM
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 EXP REALTY LLC
Investment Insights
Based on property information with market context.
This freestanding, one-story block-and-stucco property contains a fully built-out commercial kitchen and has supported a catering business for 47 years. The sale includes the real estate, furniture, fixtures, equipment, a catering van, and beer/wine and off-site liquor licenses. Kitchen improvements include stainless reach-in and walk-in refrigeration, an ice machine, prep tables, sinks, a commercial dishwashing station, and extensive storage shelving. The building also provides two ADA-accessible restrooms, ceramic tile and sealed concrete flooring, central A/C, and marked fire exits. Recent improvements include double-pane, tinted, low-emissivity ENERGY STAR windows and 200+ amp electrical service.
The property occupies a corner at N. Orange Blossom Trail (US-441) and Robinson Street in downtown Zellwood, with a signalized intersection, striped crosswalks, frontage on a state road and city street, a lit pole sign, and building signage. The fenced and gated site includes secured parking, a rear yard, and a covered outdoor structure with a built-in BBQ smoker. Public water, septic, sidewalks, street lighting, and access to public transit serve the property. An on-site billboard and owned security system are also included.
The property occupies a corner at N. Orange Blossom Trail (US-441) and Robinson Street in downtown Zellwood, with a signalized intersection, striped crosswalks, frontage on a state road and city street, a lit pole sign, and building signage. The fenced and gated site includes secured parking, a rear yard, and a covered outdoor structure with a built-in BBQ smoker. Public water, septic, sidewalks, street lighting, and access to public transit serve the property. An on-site billboard and owned security system are also included.
Key Highlights
- Catering business operating from the property for 47 years
- Sale includes real estate, FF&E, catering van, and beer/wine and off‑site liquor licenses
- Commercial kitchen with stainless reach‑in and walk‑in refrigeration, ice machine, prep areas, and dishwashing station
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
$61,845
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
7.98%
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%
$1,236,900
$1.2M
Cap Rate 7%
$883,500
$883.5K
Cap Rate 9%
$687,167
$687.2K
Market Conditions
NOI Build-Up for 11,071 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
$97.0K $8.76/SF
− Vacancy
−$8.6K −$0.78/SF
EGI
$88.4K $7.98/SF
− OpEx
−$26.5K −$2.39/SF
NOI
$61.8K $5.59/SF
Area
Orange County, FL
Vacancy
8.90%
Lease Rate
$8.76 /SF/Yr
Expense Ratio
30.00%
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%
$1,236,900
Cap Rate 7%
$883,500
Cap Rate 9%
$687,167
Alternative Uses
Best Use
Retail
$3.11M
$2.72M – $3.62M
NOI $217,400 @ 7.0% cap · market cap 28.05%
Second Best
Specialty Retail
$3.05M
$2.67M – $3.56M
NOI $213,514 @ 7.0% cap · market cap 27.55%
Theoretical Best
Office A
$3.15M
$2.76M – $3.68M
NOI $220,534 @ 7.0% cap · market cap 28.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
57
Businesses Nearby
Explore this area
Business Placement
Demographics for 32798, FL
2,501
Population
1,339
Households
1.9
Avg Household Size
68
Median Age
16%
College-Educated
94%
High-School Grad
3.0 sq mi
ZIP Area
834
Density / Sq Mi
$60,337
Median Household Income
$47,568
Median Earnings
$148,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial kitchen - Fully equipped food-service facility with catering infrastructure, fenced parking, and signalized-corner access.
Where is this commercial kitchen located?
The property is located at 3101 N ORANGE BLOSSOM TRAIL Zellwood, FL.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Catering business operating from the property for 47 years; Sale includes real estate, FF&E, catering van, and beer/wine and off‑site liquor licenses; Commercial kitchen with stainless reach‑in and walk‑in refrigeration, ice machine, prep areas, and dishwashing station
