Renovated Office
For Sale
$549,999
316-2295 S Hiawassee Rd, Orlando, FL 32835
Renovated professional office condominium with elevator access and AC-2 zoning.
Property Size840 SF
Price / SF$654.76
Days on Market11
Property Features for 316-2295 S Hiawassee Rd
General Information
Standard status
Active
Size
840 SF
Elevators
Yes
Zoning
AC-2
Additional Details
Road Access
Yes
Office Units
1
Taxes and HOA fees
Annual Taxes
$4,557
Amenities
shared bathroom facilities
Building Details
Construction
block
Listing Agency:
NOBSKA REAL ESTATE LLC
(689) 276-1593
Listed By:
Laura Teixeira, PA
(941) 962-2413
Source:
Exprealty
Added: Sep 1
Changed: Sep 10
Last Checked: Sep 11 at 12:32PM
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.
Suite 316 is an 840-square-foot office condominium at Offices at Veranda Park, designed for professional use. The suite has been renovated with custom carpentry, while the building provides elevator service and shared bathroom facilities. Block construction and a slab foundation support the property’s physical improvements, and a new AC system was installed in 2025.
Located at 2295 S Hiawassee Road in Orlando, the property is accessed from Westpointe Boulevard. AC-2 zoning supports its office classification and provides a defined commercial setting for an owner-user or portfolio acquisition.
Located at 2295 S Hiawassee Road in Orlando, the property is accessed from Westpointe Boulevard. AC-2 zoning supports its office classification and provides a defined commercial setting for an owner-user or portfolio acquisition.
Key Highlights
- 840‑square‑foot office condominium in Offices at Veranda Park
- Renovated suite 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
Current Use
Lease Details
1
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
908
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 - Renovated professional office condominium with elevator access and AC-2 zoning.
Where is this office units located?
The property is located at 316-2295 S Hiawassee Rd 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 in Offices at Veranda Park; Renovated suite with custom carpentry; New AC installed in 2025
