Retail Dry Cleaner Site For
For Sale
$550,000
Pending
4000 OLD WINTER GARDEN Rd, Orlando, FL 32805
Retail dry cleaner site with equipment included in sale.
Property Size3,149 SF
Lot Size0.16 Acres
Days on Market161
Property Features for 4000 OLD WINTER GARDEN Rd
General Information
Standard status
Pending
Size
3,149 SF
Lot size
0.16 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$4,346
Building Details
Building Size
3,149 SF
Year Built
1961
Stories
1
Listing Agency:
(321) 689-8000
Listed By:
Mark Allen
(321) 689-8000
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 4:46AM
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 Mark Allen
Investment Insights
Based on property information with market context.
This is a retail dry cleaner site for sale. The standalone building is located on the corner of Old Winter Garden Road and Branson Drive. The gross square footage of the building is approximately 3,149 square feet, with approximately 2,200 square feet in the main building. The sale includes the real estate and the dry cleaner furniture, fixtures, and equipment as a package deal.
Key Highlights
- Standalone building on a corner lot at Old Winter Garden Road and Branson Drive.
- Includes real estate and dry cleaner furniture, fixtures, and equipment.
- 50% Seller Financing Available.
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
$43,201
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
7.85%
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%
$864,020
$864.0K
Cap Rate 7%
$617,157
$617.2K
Cap Rate 9%
$480,011
$480.0K
Market Conditions
NOI Build-Up for 2,200 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
$63.9K $29.04/SF
− Vacancy
−$2.2K −$0.99/SF
EGI
$61.7K $28.05/SF
− OpEx
−$18.5K −$8.42/SF
NOI
$43.2K $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%
$864,020
Cap Rate 7%
$617,157
Cap Rate 9%
$480,011
Alternative Uses
Best Use
Retail
$617.2K
$540.0K – $720.0K
NOI $43,201 @ 7.0% cap · market cap 7.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$708.7K
$620.1K – $826.8K
NOI $49,609 @ 7.0% cap · market cap 9.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,180
Businesses Nearby
92k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 56%
Dining 41%
Electronics 3%
McDonald's
Dining
27,296 visits/mo
0.5 miles
BP
Shops & Services
13,894 visits/mo
0.2 miles
Mobil
Shops & Services
13,410 visits/mo
0.4 miles
Checkers
Dining
8,747 visits/mo
0.4 miles
Chevron
Shops & Services
5,740 visits/mo
0.3 miles
Demographics for 32805, FL
23,331
Population
9,332
Households
2.5
Avg Household Size
39
Median Age
16%
College-Educated
78%
High-School Grad
6.8 sq mi
ZIP Area
3,431
Density / Sq Mi
$39,425
Median Household Income
$29,592
Median Earnings
$1,112
Median Rent
$226,100
Median Home Value
Market
Vacancy Rate% for Retail in Orlando, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail dry cleaner site with equipment included in sale.
Where is this retail space located?
The property is located at 4000 OLD WINTER GARDEN Rd Orlando, FL.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Standalone building on a corner lot at Old Winter Garden Road and Branson Drive.; Includes real estate and dry cleaner furniture, fixtures, and equipment.; 50% Seller Financing Available.
