Retail Property on Aloma
For Sale
$1,420,890
3645 Aloma Avenue, Oviedo, FL 32765
4,143+ SF retail property on 1.13+ AC for sale.
Property Size4,143 SF
Price / SF$342.96
Days on Market284
Property Features for 3645 Aloma Avenue
General Information
Standard status
Active
Size
4,143 SF
Property subtype
Retail
Listing Agency:
CBRE - Orlando
Listed By:
James Mitchell · License #3052825
(407) 404-5024
Source:
Cbre
Added: Nov 25, 2025
Changed: Sep 5
Last Checked: Sep 5 at 5:50AM
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 CBRE - Orlando
Investment Insights
Based on property information with market context.
This retail property offers 4,143+ square feet of space on a 1.13+ acre lot. The site is located on the signalized hard corner of Aloma Avenue and Tuskawilla Road, providing excellent visibility with 180.2 feet of frontage along Aloma Avenue. It is situated 0.40 miles west of Florida State Road 417.
Key Highlights
- Located on the signalized hard corner of Aloma Ave and Tuskawilla Rd
- Excellent visibility along Aloma Ave with 180.2’ of frontage
- Available: 4,143+ SF | 1.13+ AC
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
$81,355
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
5.73%
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%
$1,627,100
$1.6M
Cap Rate 7%
$1,162,214
$1.2M
Cap Rate 9%
$903,944
$903.9K
Market Conditions
NOI Build-Up for 4,143 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
$120.3K $29.04/SF
− Vacancy
−$4.1K −$0.99/SF
EGI
$116.2K $28.05/SF
− OpEx
−$34.9K −$8.42/SF
NOI
$81.4K $19.64/SF
Area
Seminole County, 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%
$1,627,100
Cap Rate 7%
$1,162,214
Cap Rate 9%
$903,944
Alternative Uses
Best Use
Retail
$1.16M
$1.02M – $1.36M
NOI $81,355 @ 7.0% cap · market cap 5.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.18M
$1.03M – $1.38M
NOI $82,529 @ 7.0% cap · market cap 5.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
517
Businesses Nearby
258k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 35%
Dining 27%
Apparel 17%
Groceries 13%
Walmart
Superstores
91,547 visits/mo
0.4 miles
Kohl's
Apparel
43,710 visits/mo
0.4 miles
Publix
Groceries
34,416 visits/mo
0.4 miles
Texas Roadhouse
Dining
25,410 visits/mo
0.4 miles
McDonald's
Dining
20,659 visits/mo
0.4 miles
Demographics for 32765, FL
65,228
Population
23,389
Households
2.8
Avg Household Size
36
Median Age
53%
College-Educated
96%
High-School Grad
39.0 sq mi
ZIP Area
1,673
Density / Sq Mi
$99,161
Median Household Income
$48,595
Median Earnings
$1,870
Median Rent
$418,600
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?
Storefront property - 4,143+ SF retail property on 1.13+ AC for sale.
Where is this storefront property located?
The property is located at 3645 Aloma Avenue Oviedo, FL.
What is the asking price?
The asking price for this property is $1,420,890.
What are key features of this property?
This property features: Located on the signalized hard corner of Aloma Ave and Tuskawilla Rd; Excellent visibility along Aloma Ave with 180.2’ of frontage; Available: 4,143+ SF | 1.13+ AC
