Colonial-Style Office
For Sale
$2,750,000
326 N Mills Avenue, Orlando, FL 32803
Colonial-style office building with 2 reception areas and 7 private offices; 80 feet of frontage to N Mills Ave.
Property Size6,836 SF
Price / SF$402.28
Days on Market126
Property Features for 326 N Mills Avenue
General Information
Standard status
Active
Size
6,836 SF
Property subtype
Commercial
Building Details
Year Built
1993
Listing Agency:
FLORIDA REALTY INVESTMENTS
Listed By:
Alain Hart · License #3017893
(407) 340-4165
Source:
Realtygroupfl
Added: Apr 30
Changed: Sep 2
Last Checked: Sep 1 at 8:29PM
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 FLORIDA REALTY INVESTMENTS
Investment Insights
Based on property information with market context.
326 N Mills Avenue is a colonial-style red brick office building with dormer windows and dormer detailing, designed for a professional medical and business setting. The interior includes 2 reception areas, 7 private offices, multiple open workstations, skylights, a full-service kitchen, a stylish business conference room, an electrical and computer monitor room, and 2 file rooms. The space is served by 4 restrooms. A new roof is scheduled for March 2026.
The property fronts North Mills Avenue with 80 feet of frontage and is adjacent to the Advent Health Pulmonary Medical facility, supporting a strong everyday fit for office users.
For buyers interested in income, the property is also described as available as a triple net (NNN) lease at $16,000 per month for a five-year term, with a minimum of three years.
The property fronts North Mills Avenue with 80 feet of frontage and is adjacent to the Advent Health Pulmonary Medical facility, supporting a strong everyday fit for office users.
For buyers interested in income, the property is also described as available as a triple net (NNN) lease at $16,000 per month for a five-year term, with a minimum of three years.
Key Highlights
- 1993‑built colonial‑style office building with 80 ft of frontage on N Mills Avenue
- 8,624 SF office space with 2 reception areas and multiple open workstations
- Includes 7 private offices plus a business conference room, electrical/computer monitor room, and 2 file rooms
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
$127,662
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
4.64%
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%
$2,553,240
$2.6M
Cap Rate 7%
$1,823,743
$1.8M
Cap Rate 9%
$1,418,467
$1.4M
Market Conditions
NOI Build-Up for 6,836 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
$205.1K $30.00/SF
− Vacancy
−$34.9K −$5.10/SF
EGI
$170.2K $24.90/SF
− OpEx
−$42.6K −$6.23/SF
NOI
$127.7K $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%
$2,553,240
Cap Rate 7%
$1,823,743
Cap Rate 9%
$1,418,467
Alternative Uses
Best Use
Office B
$1.82M
$1.60M – $2.13M
NOI $127,662 @ 7.0% cap · market cap 4.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.20M
$1.93M – $2.57M
NOI $154,148 @ 7.0% cap · market cap 5.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,913
Businesses Nearby
Explore this area
Business Placement
Demographics for 32803, FL
21,003
Population
12,225
Households
1.7
Avg Household Size
38
Median Age
59%
College-Educated
96%
High-School Grad
6.8 sq mi
ZIP Area
3,089
Density / Sq Mi
$101,401
Median Household Income
$61,439
Median Earnings
$1,823
Median Rent
$421,300
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 - Colonial-style office building with 2 reception areas and 7 private offices; 80 feet of frontage to N Mills Ave.
Where is this office building located?
The property is located at 326 N Mills Avenue Orlando, FL.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: 1993‑built colonial‑style office building with 80 ft of frontage on N Mills Avenue; 8,624 SF office space with 2 reception areas and multiple open workstations; Includes 7 private offices plus a business conference room, electrical/computer monitor room, and 2 file rooms
