Professional Office
For Sale
Contact for pricing
5101 Andrus Avenue, Orlando, FL 32804
Efficiently configured office property available for immediate owner occupancy.
Property Size840 SF
Price / SF$439.29
Days on Market117
Property Features for 5101 Andrus Avenue
General Information
Standard status
Active
Size
840 SF
Total Parking Spaces
6
Property subtype
Office
Zoning
Professional Office – Limited Access
Investment Type
Owner/User
Building Details
Year Built
1959
Year Renovated
2003
Units
6
Listing Agency:
Atkins Commercial Real Estate LLC
(407) 257-5499
Listed By:
Robert Atkins · License #FL BK3224603
Source:
Crexi
Added: May 6
Changed: Aug 30
Last Checked: Aug 30 at 3:47AM
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 Atkins Commercial Real Estate LLC
Investment Insights
Based on property information with market context.
This 840-square-foot office building at 5101 Andrus Avenue offers a compact, built-out configuration for professional office use. The property is positioned for immediate owner occupancy and may suit a professional-service, medical, therapy, financial, or insurance practice.
The building was constructed in 1959 and carries Professional Office – Limited Access zoning. It is located in Orlando, Florida, within the Lee Road / Edgewater corridor.
The building was constructed in 1959 and carries Professional Office – Limited Access zoning. It is located in Orlando, Florida, within the Lee Road / Edgewater corridor.
Key Highlights
- 840‑square‑foot office building
- Professional Office – Limited Access zoning
- Built‑out configuration for immediate owner occupancy
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
$15,687
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
4.25%
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%
$313,740
$313.7K
Cap Rate 7%
$224,100
$224.1K
Cap Rate 9%
$174,300
$174.3K
Market Conditions
NOI Build-Up for 840 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
$25.2K $30.00/SF
− Vacancy
−$4.3K −$5.10/SF
EGI
$20.9K $24.90/SF
− OpEx
−$5.2K −$6.23/SF
NOI
$15.7K $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%
$313,740
Cap Rate 7%
$224,100
Cap Rate 9%
$174,300
Alternative Uses
Best Use
Office B
$224.1K
$196.1K – $261.5K
NOI $15,687 @ 7.0% cap · market cap 4.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$270.6K
$236.8K – $315.7K
NOI $18,942 @ 7.0% cap · market cap 5.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,168
Businesses Nearby
Explore this area
Business Placement
Demographics for 32804, FL
19,084
Population
10,127
Households
1.9
Avg Household Size
40
Median Age
61%
College-Educated
97%
High-School Grad
7.2 sq mi
ZIP Area
2,651
Density / Sq Mi
$113,466
Median Household Income
$61,227
Median Earnings
$1,717
Median Rent
$498,700
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?
Office building - Efficiently configured office property available for immediate owner occupancy.
Where is this office building located?
The property is located at 5101 Andrus Avenue Orlando, FL.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: 840‑square‑foot office building; Professional Office – Limited Access zoning; Built‑out configuration for immediate owner occupancy
