Freestanding Flex Space with
New
For Sale
Contact for pricing
428 Barry St, Orlando, FL 32808
Industrial facility combines office space with both grade-level and dock-high loading access.
Property Size4,932 SF
Lot Size0.42 Acres
Price / SF$295.01
Days on Market5
Property Features for 428 Barry St
General Information
Standard status
Active
Size
4,932 SF
Lot size
0.42 Acres
Property subtype
INDUSTRIAL
Warehouse & Industrial
Office Build-Out
1,000 SF
Dock-High Doors
1
Drive-In Doors
1
Additional Details
Highway Access
Yes
Building Details
Year Built
1990
Buildings
1
Building Size
4,932 SF
Listing Agency:
NAI Realvest | Orlando
(407) 949-0709
Listed By:
Jeffrey Bloom
Source:
Moodyscre
Added: Aug 10
Changed: Aug 12
Last Checked: Aug 13 at 12:44PM
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 NAI Realvest | Orlando
Investment Insights
Based on property information with market context.
This freestanding flex property contains approximately 4,932 SF within a 0.42-acre site. The 1990 building includes about 1,000 SF of office space, plus one grade-level overhead door and one dock-high overhead door to support varied industrial operations.
The property is located at 428 Barry St in Orlando, just off West Colonial Drive (SR 50), which carries 37,500 AADT. The Central Florida Fairgrounds sit across Colonial Drive, and multiple car dealerships are nearby. Regional connectivity includes SR 408, John Young Parkway, Kirkman Road, I-4, US Hwy 441, Silver Star Road, and Florida’s Turnpike.
The property is located at 428 Barry St in Orlando, just off West Colonial Drive (SR 50), which carries 37,500 AADT. The Central Florida Fairgrounds sit across Colonial Drive, and multiple car dealerships are nearby. Regional connectivity includes SR 408, John Young Parkway, Kirkman Road, I-4, US Hwy 441, Silver Star Road, and Florida’s Turnpike.
Key Highlights
- 4,932± SF industrial building on a 0.42± acre site
- One grade‑level and one dock‑high overhead door
- Approximately 1,000± SF of office space
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
$92,105
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
6.33%
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%
$1,842,100
$1.8M
Cap Rate 7%
$1,315,786
$1.3M
Cap Rate 9%
$1,023,389
$1.0M
Market Conditions
NOI Build-Up for 4,932 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
$148.0K $30.00/SF
− Vacancy
−$25.2K −$5.10/SF
EGI
$122.8K $24.90/SF
− OpEx
−$30.7K −$6.23/SF
NOI
$92.1K $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%
$1,842,100
Cap Rate 7%
$1,315,786
Cap Rate 9%
$1,023,389
Alternative Uses
Best Use
Office B
$1.32M
$1.15M – $1.54M
NOI $92,105 @ 7.0% cap · market cap 6.33%
Second Best
Warehouse
$477.9K
$418.2K – $557.6K
NOI $33,455 @ 7.0% cap · market cap 2.30%
Theoretical Best
Office A
$1.59M
$1.39M – $1.85M
NOI $111,214 @ 7.0% cap · market cap 7.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Dock-high doors
1
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
906
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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Similar Off Market Nearby
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- TONEL CARIBBEAN FOOD TRUCK LLC — 655 Barry St, Orlando, FL 32808
- Plate Above Catering — 411 Mercy Dr, Orlando, FL 32805
Frequently Asked Questions
What type of property is this?
Flex space - Industrial facility combines office space with both grade-level and dock-high loading access.
Where is this flex space located?
The property is located at 428 Barry St Orlando, FL.
What is the asking price?
The asking price for this property is $1,455,000.
What are key features of this property?
This property features: 4,932± SF industrial building on a 0.42± acre site; One grade‑level and one dock‑high overhead door; Approximately 1,000± SF of office space
