Medical Office Suite with
For Sale
$310,000
4861 ORANGE AVENUE, Orlando, FL 32806
Professional office suite with eight private rooms, three bathrooms, and approximately 40 shared parking spaces.
Property Size1,650 SF
Price / SF$187.88
Days on Market113
Property Features for 4861 ORANGE AVENUE
General Information
Standard status
Active
Size
1,650 SF
Total Parking Spaces
40
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$3,111
Amenities
Central Air
3
City Road, Asphalt.
Building Details
Year Built
1986
Listing Agency:
AMERICA REAL ESTATE COMPANY LL
(407) 234-5219
Listed By:
Wendy Wu · License #3416047
Source:
Xome
Added: Apr 27
Changed: Aug 12
Last Checked: Aug 17 at 4:40AM
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 AMERICA REAL ESTATE COMPANY LL
Investment Insights
Based on property information with market context.
This professional medical and office suite offers eight private rooms and three bathrooms, designed to support both clinical exam-style use and general professional office operations. Unit 2 is configured to accommodate multiple staff and practice spaces within a compact, private-room layout.
The property is located at 4861 S Orange Ave in Orlando, Florida, with access to approximately 40 shared parking spaces for clients and staff.
Additional details provided include condo fees of $1,475 per quarter and flexible acquisition options, including for sale with seller financing or for lease.
The property is located at 4861 S Orange Ave in Orlando, Florida, with access to approximately 40 shared parking spaces for clients and staff.
Additional details provided include condo fees of $1,475 per quarter and flexible acquisition options, including for sale with seller financing or for lease.
Key Highlights
- Professional office suite at 4861 S Orange Ave, Unit 2, built in 1986.
- 8 private rooms/exam rooms and 3 bathrooms, suited for medical or general professional office use.
- Approximately 40 shared parking spaces for client and staff visits.
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
$23,522
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
7.59%
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%
$470,440
$470.4K
Cap Rate 7%
$336,029
$336.0K
Cap Rate 9%
$261,356
$261.4K
Market Conditions
NOI Build-Up for 1,650 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
$43.6K $26.40/SF
− Vacancy
−$4.4K −$2.64/SF
EGI
$39.2K $23.76/SF
− OpEx
−$15.7K −$9.50/SF
NOI
$23.5K $14.26/SF
Area
Orlando, FL
Vacancy
10.00%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
40.00%
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%
$470,440
Cap Rate 7%
$336,029
Cap Rate 9%
$261,356
Alternative Uses
Best Use
Office B
$440.2K
$385.2K – $513.6K
NOI $30,814 @ 7.0% cap · market cap 9.94%
Second Best
Healthcare Medical
$336.0K
$294.0K – $392.0K
NOI $23,522 @ 7.0% cap · market cap 7.59%
Theoretical Best
Office A
$531.5K
$465.1K – $620.1K
NOI $37,207 @ 7.0% cap · market cap 12.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,085
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32806, FL
26,582
Population
12,529
Households
2.1
Avg Household Size
40
Median Age
55%
College-Educated
95%
High-School Grad
6.8 sq mi
ZIP Area
3,909
Density / Sq Mi
$86,653
Median Household Income
$54,012
Median Earnings
$1,500
Median Rent
$415,800
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?
Medical Office Space - Professional office suite with eight private rooms, three bathrooms, and approximately 40 shared parking spaces.
Where is this medical office space located?
The property is located at 4861 ORANGE AVENUE Orlando, FL.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: Professional office suite at 4861 S Orange Ave, Unit 2, built in 1986.; 8 private rooms/exam rooms and 3 bathrooms, suited for medical or general professional office use.; Approximately 40 shared parking spaces for client and staff visits.
