Office/Warehouse Site For
For Sale
$999,000
Pending
3960 SILVER STAR ROAD, Orlando, FL 32808
Office/warehouse on a 0.67 acre lot, fully fenced.
Property Size2,369 SF
Lot Size0.65 Acres
Days on Market194
Property Features for 3960 SILVER STAR ROAD
General Information
Standard status
Pending
Size
2,369 SF
Lot size
0.65 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$9,163
Amenities
Central air
Pool
Public Pool
Central Air Cooling
Building Details
Year Built
1964
Listing Agency:
COMMERCIAL REAL ESTATE PROF IN
(407) 737-9797
Listed By:
MARK ALLEN
Source:
Corcoran
Added: Feb 2
Changed: Aug 8
Last Checked: Aug 8 at 6:08AM
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 COMMERCIAL REAL ESTATE PROF IN
Investment Insights
Based on property information with market context.
This property features an office/warehouse site for sale. It includes an 800 square foot office and a 1,243 square foot warehouse, situated on a fully fenced 0.67 acre lot. Parcels 3956 and 3960 Silver Star Road have been merged, totaling 0.67 acres. The site is zoned ORG-RSTD C-3 with three restrictions: new billboards and pole signs are prohibited; the applicant/developer must submit a site plan to demonstrate compliance with all Orange County Code requirements (including landscaping and paved surfaces) prior to the accommodation of any C-2 uses; and outdoor storage areas must be identified on the site plan and screened from the public rights-of-way. The property size is 2,369 square feet.
Key Highlights
- 0.67 Acre Fenced Lot
- Includes 800 SF Office and 1,243 SF Warehouse
- Zoned ORG‑RSTD C‑3
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
$44,241
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
4.43%
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%
$884,820
$884.8K
Cap Rate 7%
$632,014
$632.0K
Cap Rate 9%
$491,567
$491.6K
Market Conditions
NOI Build-Up for 2,369 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
$71.1K $30.00/SF
− Vacancy
−$12.1K −$5.10/SF
EGI
$59.0K $24.90/SF
− OpEx
−$14.7K −$6.23/SF
NOI
$44.2K $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%
$884,820
Cap Rate 7%
$632,014
Cap Rate 9%
$491,567
Alternative Uses
Best Use
Office B
$632.0K
$553.0K – $737.4K
NOI $44,241 @ 7.0% cap · market cap 4.43%
Second Best
Warehouse
$229.6K
$200.9K – $267.8K
NOI $16,070 @ 7.0% cap · market cap 1.61%
Theoretical Best
Office A
$763.1K
$667.8K – $890.3K
NOI $53,420 @ 7.0% cap · market cap 5.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
878
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32808, FL
52,551
Population
21,291
Households
2.5
Avg Household Size
34
Median Age
12%
College-Educated
78%
High-School Grad
11.9 sq mi
ZIP Area
4,416
Density / Sq Mi
$47,575
Median Household Income
$31,180
Median Earnings
$1,375
Median Rent
$218,600
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?
Flex space - Office/warehouse on a 0.67 acre lot, fully fenced.
Where is this flex space located?
The property is located at 3960 SILVER STAR ROAD Orlando, FL.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: 0.67 Acre Fenced Lot; Includes 800 SF Office and 1,243 SF Warehouse; Zoned ORG‑RSTD C‑3
