Freestanding Office
For Sale
$589,000
415 SUMMERLIN AVENUE, Orlando, FL 32801
Freestanding office property with a reception area, conference room, multiple private offices, updated restroom, and rear parking.
Property Size1,300 SF
Price / SF$453.08
Days on Market96
Property Features for 415 SUMMERLIN AVENUE
General Information
Standard status
Active
Size
1,300 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$7,671
Amenities
Central Air
3
Paved Driveway.
50X150
Central Business District, City Road, Asphalt, Curbs & gutters.
Building Details
Year Built
1948
Listing Agency:
OLDE TOWN BROKERS INC
(407) 425-5069
Listed By:
Patricia Sullivan · License #3130492
Source:
Xome
Added: May 8
Changed: Aug 8
Last Checked: Aug 11 at 5:34AM
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 OLDE TOWN BROKERS INC
Investment Insights
Based on property information with market context.
This freestanding office property is configured for professional use and includes a welcoming reception area, a conference room, multiple private offices, an updated restroom, and dedicated storage space. The interior layout supports a mix of client-facing and work-focused spaces.
Located along S Summerlin Avenue in Thornton Park, the property offers easy access and is positioned within a walkable, established area surrounded by restaurants, coffee shops, retail, and luxury residential development.
With ample rear parking on-site, the building is designed to balance an urban setting with practical day-to-day convenience for staff and visitors.
Located along S Summerlin Avenue in Thornton Park, the property offers easy access and is positioned within a walkable, established area surrounded by restaurants, coffee shops, retail, and luxury residential development.
With ample rear parking on-site, the building is designed to balance an urban setting with practical day-to-day convenience for staff and visitors.
Key Highlights
- Freestanding commercial office building built in 1948 with central air and parking on a paved driveway.
- Interior layout includes a reception area, private offices, a conference room, and additional storage space.
- Updated restroom and dedicated storage space for day‑to‑day office use.
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
$24,278
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
4.12%
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%
$485,560
$485.6K
Cap Rate 7%
$346,829
$346.8K
Cap Rate 9%
$269,756
$269.8K
Market Conditions
NOI Build-Up for 1,300 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
$39.0K $30.00/SF
− Vacancy
−$6.6K −$5.10/SF
EGI
$32.4K $24.90/SF
− OpEx
−$8.1K −$6.23/SF
NOI
$24.3K $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%
$485,560
Cap Rate 7%
$346,829
Cap Rate 9%
$269,756
Alternative Uses
Best Use
Office B
$346.8K
$303.5K – $404.6K
NOI $24,278 @ 7.0% cap · market cap 4.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$418.8K
$366.4K – $488.6K
NOI $29,314 @ 7.0% cap · market cap 4.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
9,201
Businesses Nearby
Explore this area
Business Placement
Demographics for 32801, FL
17,728
Population
12,133
Households
1.5
Avg Household Size
36
Median Age
63%
College-Educated
95%
High-School Grad
2.2 sq mi
ZIP Area
8,058
Density / Sq Mi
$77,626
Median Household Income
$63,090
Median Earnings
$1,773
Median Rent
$397,600
Median Home Value
Market
Vacancy Rate% for Office in Orlando, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Freestanding office property with a reception area, conference room, multiple private offices, updated restroom, and rear parking.
Where is this office building located?
The property is located at 415 SUMMERLIN AVENUE Orlando, FL.
What is the asking price?
The asking price for this property is $589,000.
What are key features of this property?
This property features: Freestanding commercial office building built in 1948 with central air and parking on a paved driveway.; Interior layout includes a reception area, private offices, a conference room, and additional storage space.; Updated restroom and dedicated storage space for day‑to‑day office use.
