Retail Property with Two
For Sale
$795,000
5220 OLD WINTER GARDEN ROAD, Orlando, FL 32811
Two existing commercial buildings totaling about 4,431 SF on a 0.69-acre site with frontage and two curb cuts.
Property Size4,431 SF
Lot Size0.69 Acres
Price / SF$213
Days on Market49
Property Features for 5220 OLD WINTER GARDEN ROAD
General Information
Standard status
Active
Size
4,431 SF
Lot size
0.69 Acres
Zoning
C-2
Site & Location
Traffic Count
24,500 vehicles/day
Highway Access
Yes
Road Access
Yes
Additional Details
Opportunity Zone
Yes
Taxes and HOA fees
Annual Taxes
$9,285
Amenities
Central Air
Building Details
Building Size
4,431 SF
Year Built
1959
Listing Agency:
ENGEL & VOLKERS NEW SMYRNA
(407) 454-4622
Listed By:
Logan Berkowitz · License #SL3236442
(407) 454-4622
Source:
Evrealestate
Added: Jul 10
Changed: Aug 24
Last Checked: Aug 25 at 5:31AM
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 ENGEL & VOLKERS NEW SMYRNA
Investment Insights
Based on property information with market context.
5220 Old Winter Garden Road offers a value-add retail setup with two existing commercial buildings totaling approximately 4,431 square feet on a 0.69-acre site. The property includes two curb cuts and about 170 feet of frontage along Old Winter Garden Road, supporting convenient vehicular access and visibility.
Zoned C-2 / R-1 in Orange County, the site is located within an Opportunity Zone. The configuration allows for a range of reuse and redevelopment approaches, including continued restaurant use, retail, and service-based business, subject to zoning and applicable approvals. The improvements may be modernized and the exterior and site layout refreshed, with opportunities to improve parking and signage to support ongoing operation or repositioning.
Zoned C-2 / R-1 in Orange County, the site is located within an Opportunity Zone. The configuration allows for a range of reuse and redevelopment approaches, including continued restaurant use, retail, and service-based business, subject to zoning and applicable approvals. The improvements may be modernized and the exterior and site layout refreshed, with opportunities to improve parking and signage to support ongoing operation or repositioning.
Key Highlights
- Two existing commercial buildings totaling about 4,431 SF on a 0.69‑acre site
- Approximately 170 ft of frontage along Old Winter Garden Rd with 2 curb cuts for direct access
- Strong traffic counts of approximately 24,500 AADT on Old Winter Garden Rd
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
$72,951
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
9.18%
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%
$1,459,020
$1.5M
Cap Rate 7%
$1,042,157
$1.0M
Cap Rate 9%
$810,567
$810.6K
Market Conditions
NOI Build-Up for 3,715 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
$107.9K $29.04/SF
− Vacancy
−$3.7K −$0.99/SF
EGI
$104.2K $28.05/SF
− OpEx
−$31.3K −$8.42/SF
NOI
$73.0K $19.64/SF
Area
Orlando, FL
Vacancy
3.40%
Lease Rate
$29.04 /SF/Yr
Expense Ratio
30.00%
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%
$1,459,020
Cap Rate 7%
$1,042,157
Cap Rate 9%
$810,567
Alternative Uses
Best Use
Retail
$1.04M
$911.9K – $1.22M
NOI $72,951 @ 7.0% cap · market cap 9.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $83,771 @ 7.0% cap · market cap 10.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24,500 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
935
Businesses Nearby
53k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Chevron
Shops & Services
9,297 visits/mo
0.4 miles
Mobil
Shops & Services
7,537 visits/mo
0.4 miles
7-Eleven
Shops & Services
7,149 visits/mo
0.4 miles
Family Dollar
Shops & Services
7,072 visits/mo
0.4 miles
Citgo
Shops & Services
6,282 visits/mo
0.3 miles
Demographics for 32811, FL
42,274
Population
18,487
Households
2.3
Avg Household Size
33
Median Age
27%
College-Educated
88%
High-School Grad
8.3 sq mi
ZIP Area
5,093
Density / Sq Mi
$52,124
Median Household Income
$32,268
Median Earnings
$1,483
Median Rent
$199,100
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?
Retail space - Two existing commercial buildings totaling about 4,431 SF on a 0.69-acre site with frontage and two curb cuts.
Where is this retail space located?
The property is located at 5220 OLD WINTER GARDEN ROAD Orlando, FL.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Two existing commercial buildings totaling about 4,431 SF on a 0.69‑acre site; Approximately 170 ft of frontage along Old Winter Garden Rd with 2 curb cuts for direct access; Strong traffic counts of approximately 24,500 AADT on Old Winter Garden Rd
