Three-Way Corner Restaurant
For Sale
$2,750,000
5101 E Colonial Drive ORLANDO, Orlando, FL 32803
Operating restaurant on a three-way corner parcel with fenced perimeter, city sewer, and an additional vacant lot for expansion.
Property Size5,143 SF
Price / SF$587.73
Days on Market55
Property Features for 5101 E Colonial Drive ORLANDO
General Information
Standard status
Active
Size
5,143 SF
Zoning
C-1
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$22,674
Amenities
true
1
Public Records
Public
31346
0.72
false
Paved
Slab
5143
Building Details
Building Size
5,143 SF
Year Built
1970
Buildings
1
Stories
1
Listing Agency:
(904) 569-5862
Listed By:
Kelly Regan
(904) 569-5862
Source:
Movetojacksonville
Added: Jul 7
Changed: Aug 28
Last Checked: Aug 29 at 6:25AM
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 Kelly Regan
Investment Insights
Based on property information with market context.
This three-way corner commercial parcel is currently operating as a restaurant and is described as being maintained in excellent condition. The site includes recent improvements intended to reduce future infrastructure needs, including connection to city sewer and a brand-new lift station. Secure metal gates and perimeter fencing are also in place, supporting controlled access and ongoing site protection. In addition to the operating restaurant location, an extra vacant lot on the property provides an opportunity to expand or build to suit within the same ownership.
The property is positioned along a major corridor on E Colonial Drive, with over 60,000 vehicles per day (ADT) per the provided remarks. This combination of corner configuration and corridor exposure is designed to support strong visibility and convenient customer access. The site is identified as zoned for flexible commercial use, broadening the potential tenant or operator fit beyond restaurant concepts.
For an owner-user, the property offers a turn-key restaurant operation alongside the ability to expand using the included vacant lot. For investors, it provides an operating restaurant asset with supporting site improvements and a flexible commercial zoning designation, enabling future repositioning to a different concept if desired. The seller is offering the property due to retirement, and the remarks indicate this type of corner location is uncommon in the market.
The property is positioned along a major corridor on E Colonial Drive, with over 60,000 vehicles per day (ADT) per the provided remarks. This combination of corner configuration and corridor exposure is designed to support strong visibility and convenient customer access. The site is identified as zoned for flexible commercial use, broadening the potential tenant or operator fit beyond restaurant concepts.
For an owner-user, the property offers a turn-key restaurant operation alongside the ability to expand using the included vacant lot. For investors, it provides an operating restaurant asset with supporting site improvements and a flexible commercial zoning designation, enabling future repositioning to a different concept if desired. The seller is offering the property due to retirement, and the remarks indicate this type of corner location is uncommon in the market.
Key Highlights
- Single‑story 5,143 SF property built in 1970, currently operating as a restaurant
- 0.72‑acre, three‑way corner site on paved road surface
- Connected to public water and city sewer; includes a brand‑new lift station
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
$98,444
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
3.58%
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%
$1,968,880
$2.0M
Cap Rate 7%
$1,406,343
$1.4M
Cap Rate 9%
$1,093,822
$1.1M
Market Conditions
NOI Build-Up for 4,679 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
$135.9K $29.04/SF
− Vacancy
−$4.6K −$0.99/SF
EGI
$131.3K $28.05/SF
− OpEx
−$32.8K −$7.01/SF
NOI
$98.4K $21.04/SF
Area
Orlando, FL
Vacancy
3.40%
Lease Rate
$29.04 /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%
$1,968,880
Cap Rate 7%
$1,406,343
Cap Rate 9%
$1,093,822
Alternative Uses
Best Use
Specialty Retail
$1.41M
$1.23M – $1.64M
NOI $98,444 @ 7.0% cap · market cap 3.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.51M
$1.32M – $1.76M
NOI $105,509 @ 7.0% cap · market cap 3.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,057
Businesses Nearby
62k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Electronics 53%
Shops & Services 21%
Home Improvements & Furnishings 14%
Beauty & Spa 6%
Best Buy
Electronics
32,926 visits/mo
0.4 miles
Rooms To Go Furniture Store
Home Improvements & Furnishings
4,964 visits/mo
0.1 miles
Cycle Gear
Shops & Services
3,685 visits/mo
0.2 miles
Tropical Smoothie Cafe
Dining
3,630 visits/mo
0.3 miles
Banfield Pet Hospital
Shops & Services
3,582 visits/mo
0.3 miles
Demographics for 32803, FL
21,003
Population
12,225
Households
1.7
Avg Household Size
38
Median Age
59%
College-Educated
96%
High-School Grad
6.8 sq mi
ZIP Area
3,089
Density / Sq Mi
$101,401
Median Household Income
$61,439
Median Earnings
$1,823
Median Rent
$421,300
Median Home Value
Market
Vacancy Rate% for Retail in Orlando, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Operating restaurant on a three-way corner parcel with fenced perimeter, city sewer, and an additional vacant lot for expansion.
Where is this conventional restaurant located?
The property is located at 5101 E Colonial Drive ORLANDO Orlando, FL.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: Single‑story 5,143 SF property built in 1970, currently operating as a restaurant; 0.72‑acre, three‑way corner site on paved road surface; Connected to public water and city sewer; includes a brand‑new lift station
