Renovated Office
For Sale
$325,000
5e-2878 S Osceola Ave, Orlando, FL 32801
Two work areas and O-2/SP zoning support professional and medical office use.
Property Size958 SF
Price / SF$339.25
Days on Market12
Property Features for 5e-2878 S Osceola Ave
General Information
Standard status
Active
Size
958 SF
Zoning
O-2/SP
Additional Details
Road Access
Yes
Office Units
1
Taxes and HOA fees
Annual Taxes
$3,162
Amenities
break room
bathroom with shower
printer area
landscaping
Listing Agency:
COMPASS FLORIDA LLC
(407) 203-9441
Listed By:
Jesse Rottinghaus
(407) 808-5670
Source:
Exprealty
Added: Sep 16
Changed: Sep 24
Last Checked: Sep 26 at 11:46AM
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 COMPASS FLORIDA LLC
Investment Insights
Based on property information with market context.
This 958-square-foot office condominium in Orlando’s SODO district has two office areas and a separate printer space. Improvements include a remodeled break room, a bathroom with a shower, tile flooring, recessed lights, and a replacement roof. The property is zoned O-2/SP, with professional and medical office uses noted.
The site is near Orange Avenue and Michigan Street, with the Orlando Health Campus also nearby. Downtown Orlando is accessible from the property.
The site is near Orange Avenue and Michigan Street, with the Orlando Health Campus also nearby. Downtown Orlando is accessible from the property.
Key Highlights
- 958‑square‑foot office condominium
- Two office areas plus a dedicated printer space
- O‑2/SP zoning; professional and medical office uses noted
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
$17,891
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
5.50%
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%
$357,820
$357.8K
Cap Rate 7%
$255,586
$255.6K
Cap Rate 9%
$198,789
$198.8K
Market Conditions
NOI Build-Up for 958 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
$28.7K $30.00/SF
− Vacancy
−$4.9K −$5.10/SF
EGI
$23.9K $24.90/SF
− OpEx
−$6.0K −$6.23/SF
NOI
$17.9K $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%
$357,820
Cap Rate 7%
$255,586
Cap Rate 9%
$198,789
Alternative Uses
Best Use
Office B
$255.6K
$223.6K – $298.2K
NOI $17,891 @ 7.0% cap · market cap 5.50%
Second Best
Healthcare Medical
$195.1K
$170.7K – $227.6K
NOI $13,657 @ 7.0% cap · market cap 4.20%
Theoretical Best
Office A
$308.6K
$270.0K – $360.0K
NOI $21,602 @ 7.0% cap · market cap 6.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
9,255
Businesses Nearby
Explore this area
Business Placement
Demographics for 32801, FL
17,728
Population
12,133
Households
1.5
Avg Household Size
36
Median Age
63%
College-Educated
95%
High-School Grad
2.2 sq mi
ZIP Area
8,058
Density / Sq Mi
$77,626
Median Household Income
$63,090
Median Earnings
$1,773
Median Rent
$397,600
Median Home Value
Market
Vacancy Rate% for Office in Orlando, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Two work areas and O-2/SP zoning support professional and medical office use.
Where is this office units located?
The property is located at 5e-2878 S Osceola Ave Orlando, FL.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 958‑square‑foot office condominium; Two office areas plus a dedicated printer space; O‑2/SP zoning; professional and medical office uses noted
