Stand-Alone Retail Office
For Sale
$450,000
6420 N Orange Blossom Trail, Orlando, FL 32810
Stand-alone building with a modernized open floor plan, zoned C-2, and located on a high-traffic corridor.
Property Size1,537 SF
Price / SF$292.78
Days on Market64
Property Features for 6420 N Orange Blossom Trail
General Information
Standard status
Active
Size
1,537 SF
Property subtype
Commercial
Zoning
C-2
Site & Location
Traffic Count
23,000 vehicles/day
Highway Access
Yes
Building Details
Year Built
1956
Listing Agency:
ATKINS REALTY GROUP
(407) 443-9812
Listed By:
Larry Atkins · License #BK3021377
Source:
Realtygroupfl
Added: Jun 28
Changed: Aug 24
Last Checked: Aug 29 at 11:10AM
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 REALTY GROUP
Investment Insights
Based on property information with market context.
This stand-alone commercial building is zoned C-2 and offers a flexible, open floor plan that has been modernized. The interior is currently presented in an open format, with the layout designed to be adaptable whether you prefer to keep the space open or add walls for additional rooms.
The property is situated on a corridor with an average of 23,000 cars per day, supporting strong visibility for retail or office-oriented uses. It is also described as being minutes from both the 414 and the 429, placing it within convenient access of major roadway connections.
For tenants or buyers seeking an adaptable stand-alone option in an updated interior condition, this C-2 building provides a straightforward starting point with an open configuration that can be customized to fit a range of commercial requirements.
The property is situated on a corridor with an average of 23,000 cars per day, supporting strong visibility for retail or office-oriented uses. It is also described as being minutes from both the 414 and the 429, placing it within convenient access of major roadway connections.
For tenants or buyers seeking an adaptable stand-alone option in an updated interior condition, this C-2 building provides a straightforward starting point with an open configuration that can be customized to fit a range of commercial requirements.
Key Highlights
- Stand‑alone commercial building built in 1956
- Zoned C‑2 for flexible use (retail, office, or other custom applications)
- Modernized open floor plan designed to be adapted by adding walls or keeping it open
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
$30,182
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
6.71%
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%
$603,640
$603.6K
Cap Rate 7%
$431,171
$431.2K
Cap Rate 9%
$335,356
$335.4K
Market Conditions
NOI Build-Up for 1,537 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
$44.6K $29.04/SF
− Vacancy
−$1.5K −$0.99/SF
EGI
$43.1K $28.05/SF
− OpEx
−$12.9K −$8.42/SF
NOI
$30.2K $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%
$603,640
Cap Rate 7%
$431,171
Cap Rate 9%
$335,356
Alternative Uses
Best Use
Retail
$431.2K
$377.3K – $503.0K
NOI $30,182 @ 7.0% cap · market cap 6.71%
Second Best
Office B
$410.0K
$358.8K – $478.4K
NOI $28,703 @ 7.0% cap · market cap 6.38%
Theoretical Best
Office A
$495.1K
$433.2K – $577.6K
NOI $34,658 @ 7.0% cap · market cap 7.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
23,000 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
778
Businesses Nearby
Explore this area
Business Placement
Demographics for 32810, FL
35,925
Population
14,849
Households
2.4
Avg Household Size
36
Median Age
26%
College-Educated
87%
High-School Grad
9.2 sq mi
ZIP Area
3,905
Density / Sq Mi
$58,462
Median Household Income
$37,983
Median Earnings
$1,545
Median Rent
$260,000
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?
Retail space - Stand-alone building with a modernized open floor plan, zoned C-2, and located on a high-traffic corridor.
Where is this retail space located?
The property is located at 6420 N Orange Blossom Trail Orlando, FL.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Stand‑alone commercial building built in 1956; Zoned C‑2 for flexible use (retail, office, or other custom applications); Modernized open floor plan designed to be adapted by adding walls or keeping it open
