Building Details

Year Built 1988

Listing Agency: Brown Commercial Advisors

Listed By: Rick Brown · License #SL3322205

Source: Crexi

Added: Dec 16, 2025 Changed: Aug 14 Last Checked: Aug 14 at 12:31PM

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Investment Insights

Based on property information with market context.

This well-maintained commercial property offers a blend of functional warehouse/flex space and professional offices. The interior is designed to minimize build-out costs, featuring a turnkey setup suitable for various work environments, including executive offices, reception areas, workshop spaces, and employee amenities. The property is located in the 32809 zip code, a rapidly developing area connecting the SODO district to the Orlando airport corridor, surrounded by established commercial and industrial users and benefiting from the traffic flow of South Orange Avenue. Downtown Orlando and the SODO district are located minutes to the north, providing access to retail, dining, and the Orlando Health System. The location provides immediate access to SR 528 (Beachline Expressway) and I-4, facilitating regional logistics and employee commuting. Orlando International Airport (OIA) is a 12-minute drive away. The property size is 5,814 square feet.

Key Highlights

• Turnkey setup supporting multiple work environments, minimizing build‑out costs.
• Highly versatile interior suitable for warehouse/flex space and professional offices.
• Prime location in the desirable 32809 zip code, connecting SODO to the Orlando airport corridor.

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

$32,478

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

3.25%

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%

$649,560 $649.6K

Cap Rate 7%

$463,971 $464.0K

Cap Rate 9%

$360,867 $360.9K

Market Conditions

NOI Build-Up for 5,814 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

$50.9K $8.76/SF

− Vacancy

−$4.5K −$0.78/SF

EGI

$46.4K $7.98/SF

− OpEx

−$13.9K −$2.39/SF

NOI

$32.5K $5.59/SF

Area

Orlando, FL

Vacancy

8.90%

Lease Rate

$8.76 /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%

$649,560

Cap Rate 7%

$463,971

Cap Rate 9%

$360,867

Alternative Uses

Best Use

Industrial

$464.0K

$406.0K – $541.3K (±1% cap)

NOI $32,478 @ 7.0% cap · market cap 3.25%

Second Best

Flex RnD

$430.8K

$377.0K – $502.7K (±1% cap)

NOI $30,159 @ 7.0% cap · market cap 3.02%

Theoretical Best

Office A

$1.87M

$1.64M – $2.19M (±1% cap)

NOI $131,102 @ 7.0% cap · market cap 13.11%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

B3 Bootcamp Gym & Fitness Center NATHAN JOEL HERSHBERGER Pediatrician Orlando Osteopathic Group Medical Group

Suggested Use

Top Pick (Bike/Boat/Book/etc) Store Veterinary Clinic Parking Lot & Garage Storage Facility Hotel & Motel Carpet & Flooring Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

958

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 32809, FL

29,478

Population

10,674

Households

2.8

Avg Household Size

36

Median Age

23%

College-Educated

79%

High-School Grad

10.4 sq mi

ZIP Area

2,834

Density / Sq Mi

$52,203

Median Household Income

$30,985

Median Earnings

$1,368

Median Rent

$281,000

Median Home Value

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this flex space located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar Off Market Nearby

• Primo's Gourmet Catering Orlando — 6123 S Orange Ave, Orlando, FL 32809
• Queeley’s Shaved Ice — 5699 S Orange Ave, Orlando, FL 32809
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• Reflections of Thyme Catering — 5439 Hansel Ave J-14, Orlando, FL 32809

Frequently Asked Questions

What type of property is this?

Flex space - Climate-controlled flex space with office and warehouse components.

Where is this flex space located?

The property is located at 5515 S Orange Ave Pinecastle, FL.

What is the asking price?

The asking price for this property is $1,000,000.

What are key features of this property?

This property features: Turnkey setup supporting multiple work environments, minimizing build‑out costs.; Highly versatile interior suitable for warehouse/flex space and professional offices.; Prime location in the desirable 32809 zip code, connecting SODO to the Orlando airport corridor.