Goldenrod Road Mechanic
For Sale
$1,900,000
4070 S GOLDENROD RD, Orlando, FL 32822
Mechanic shop/retail property in high-visibility commercial corridor.
Property Size3,996 SF
Price / SF$475.48
Days on Market194
Property Features for 4070 S GOLDENROD RD
General Information
Standard status
Active
Size
3,996 SF
Property subtype
Retail
Taxes and HOA fees
Annual Taxes
$7,540
Building Details
Building Size
3,996 SF
Year Built
1978
Listing Agency:
KELLER WILLIAMS ADVANTAGE REALTY
Listed By:
Christopher Groomes · License #3299893
(407) 977-7600
Source:
Novaorlando
Added: Mar 2
Changed: Sep 5
Last Checked: Sep 11 at 3:40PM
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 KELLER WILLIAMS ADVANTAGE REALTY
Investment Insights
Based on property information with market context.
Located at 4070 S Goldenrod Rd, this approximately 3,996 SF Class B building, constructed in 1978, presents a prime opportunity in a high-visibility commercial corridor. Zoned C-2, the property accommodates a variety of commercial uses. It is equipped with 6 lifts and 2 service bays, making it suitable for automotive repair operations. The property includes two bathrooms, a customer waiting room, and a reception office area. A security camera system and a 3-car storage shed are located in the rear of the property. Up to 12 parking spaces are available, offering accessibility and traffic exposure. Recent improvements include roof repairs completed in August 2004 and a new A/C system installed in July 2025. The property is located in an area with a bike score of 52, indicating it is bikeable, a walk score of 46, indicating car-dependent, and a transit score of 0, indicating no nearby transit. This property is suited for an owner-user or investor seeking a commercial asset with established automotive infrastructure in a thriving Orlando submarket.
Key Highlights
- Prime location on S Goldenrod Rd with high visibility.
- Zoned C‑2, allowing for a variety of commercial uses.
- Equipped with 6 lifts and 2 service bays, ideal for automotive repair.
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
$78,469
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
4.13%
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%
$1,569,380
$1.6M
Cap Rate 7%
$1,120,986
$1.1M
Cap Rate 9%
$871,878
$871.9K
Market Conditions
NOI Build-Up for 3,996 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
$116.0K $29.04/SF
− Vacancy
−$3.9K −$0.99/SF
EGI
$112.1K $28.05/SF
− OpEx
−$33.6K −$8.42/SF
NOI
$78.5K $19.64/SF
Area
ZIP 32822
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%
$1,569,380
Cap Rate 7%
$1,120,986
Cap Rate 9%
$871,878
Alternative Uses
Best Use
Retail
$1.12M
$980.9K – $1.31M
NOI $78,469 @ 7.0% cap · market cap 4.13%
Second Best
Industrial
$318.9K
$279.0K – $372.1K
NOI $22,323 @ 7.0% cap · market cap 1.17%
Theoretical Best
Specialty Retail
$1.20M
$1.05M – $1.40M
NOI $84,074 @ 7.0% cap · market cap 4.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
258
Businesses Nearby
16k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 77%
Dining 17%
Electronics 5%
Citgo
Shops & Services
6,033 visits/mo
0.3 miles
Family Dollar
Shops & Services
3,613 visits/mo
0.3 miles
Hungry Howie's Pizza
Dining
2,701 visits/mo
0.3 miles
O'Reilly Auto Parts
Shops & Services
2,505 visits/mo
0.2 miles
Metro by T-Mobile
Electronics
858 visits/mo
0.2 miles
Demographics for 32822, FL
64,120
Population
27,437
Households
2.3
Avg Household Size
37
Median Age
26%
College-Educated
88%
High-School Grad
13.6 sq mi
ZIP Area
4,715
Density / Sq Mi
$52,944
Median Household Income
$31,368
Median Earnings
$1,609
Median Rent
$222,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Orlando, FL
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Frequently Asked Questions
What type of property is this?
Auto shop - Mechanic shop/retail property in high-visibility commercial corridor.
Where is this auto shop located?
The property is located at 4070 S GOLDENROD RD Orlando, FL.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: Prime location on S Goldenrod Rd with high visibility.; Zoned C‑2, allowing for a variety of commercial uses.; Equipped with 6 lifts and 2 service bays, ideal for automotive repair.
