Mixed-Use Retail and Medical
For Sale
Contact for pricing
3508 Oranole Rd, Orlando, FL 32810
Dark grey shell buildings offer retail and medical/office opportunities with drive-through options, patio space, and direct street access.
Property Size4,030 SF
Price / SF$337.47
Days on Market477
Property Features for 3508 Oranole Rd
General Information
Standard status
Active
Size
4,030 SF
Property subtype
OFFICE
Additional Details
Road Access
Yes
Listing Agency:
First Capital Property Group
(407) 872-0177
Listed By:
Trey Gravenstein · License #SL3297477
Source:
Moodyscre
Added: Apr 17, 2025
Changed: Jul 28
Last Checked: Aug 6 at 12:09PM
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 First Capital Property Group
Investment Insights
Based on property information with market context.
A premier mixed-use development featuring dark grey shell buildings designed for retail and medical/office opportunities. The project includes retail drive-through opportunities and more than 2,000 SF of patio space available throughout the development.
The property is situated at the intersection of Ocoee-Apopka Road and W Keene Road, with over 650’ of frontage on Ocoee-Apopka Road and over 350’ of frontage on W Keene Road, providing direct access. It is located less than a mile from Advent Health’s 7-story, 120-bed hospital and directly across from the new Publix Supermarket development.
The property is situated at the intersection of Ocoee-Apopka Road and W Keene Road, with over 650’ of frontage on Ocoee-Apopka Road and over 350’ of frontage on W Keene Road, providing direct access. It is located less than a mile from Advent Health’s 7-story, 120-bed hospital and directly across from the new Publix Supermarket development.
Key Highlights
- Mixed‑use development at the intersection of Ocoee‑Apopka Road and W Keene Road, featuring dark grey shell buildings for retail and medical/office uses
- Direct access with 650+ ft frontage on Ocoee‑Apopka Road and 350+ ft frontage on W Keene Rd
- Retail drive‑thru opportunities available throughout the development
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
$79,136
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
5.82%
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%
$1,582,720
$1.6M
Cap Rate 7%
$1,130,514
$1.1M
Cap Rate 9%
$879,289
$879.3K
Market Conditions
NOI Build-Up for 4,030 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
$117.0K $29.04/SF
− Vacancy
−$4.0K −$0.99/SF
EGI
$113.1K $28.05/SF
− OpEx
−$33.9K −$8.42/SF
NOI
$79.1K $19.64/SF
Area
Orlando, FL
Vacancy
3.40%
Lease Rate
$29.04 /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%
$1,582,720
Cap Rate 7%
$1,130,514
Cap Rate 9%
$879,289
Alternative Uses
Best Use
Retail
$1.13M
$989.2K – $1.32M
NOI $79,136 @ 7.0% cap · market cap 5.82%
Second Best
Office B
$1.08M
$940.8K – $1.25M
NOI $75,260 @ 7.0% cap · market cap 5.53%
Theoretical Best
Office A
$1.30M
$1.14M – $1.51M
NOI $90,874 @ 7.0% cap · market cap 6.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
290
Businesses Nearby
Explore this area
Business Placement
Demographics for 32810, FL
35,925
Population
14,849
Households
2.4
Avg Household Size
36
Median Age
26%
College-Educated
87%
High-School Grad
9.2 sq mi
ZIP Area
3,905
Density / Sq Mi
$58,462
Median Household Income
$37,983
Median Earnings
$1,545
Median Rent
$260,000
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?
Mixed-use property - Dark grey shell buildings offer retail and medical/office opportunities with drive-through options, patio space, and direct street access.
Where is this mixed-use property located?
The property is located at 3508 Oranole Rd Orlando, FL.
What is the asking price?
The asking price for this property is $1,360,000.
What are key features of this property?
This property features: Mixed‑use development at the intersection of Ocoee‑Apopka Road and W Keene Road, featuring dark grey shell buildings for retail and medical/office uses; Direct access with 650+ ft frontage on Ocoee‑Apopka Road and 350+ ft frontage on W Keene Rd; Retail drive‑thru opportunities available throughout the development
