Orlando Mixed-Use Development
For Sale
$2,100,000
Pending
716 W ROBINSON, Orlando, FL 32805
1.40-acre portfolio in Orlando's Innovation District near key attractions.
Property Size10,902 SF
Lot Size1.40 Acres
Days on Market179
Property Features for 716 W ROBINSON
General Information
Standard status
Pending
Size
10,902 SF
Lot size
1.40 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$4,991
Building Details
Building Size
10,902 SF
Year Built
1930
Listing Agency:
ALPHA R.E. OF CENTRAL FL LLC
Listed By:
Orlando Montero · License #BK3294461
(321) 299-8257
Source:
Elliman
Added: Mar 10
Changed: Sep 3
Last Checked: Aug 30 at 1:43PM
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 ALPHA R.E. OF CENTRAL FL LLC
Investment Insights
Based on property information with market context.
This diversified portfolio comprises 11 parcels totaling 1.40 acres in downtown Orlando's Innovation District. The properties are conveniently located within walking distance of Creative Village, Orlando City Soccer Exploria Stadium, and the Amway Center. The location is within the U.S. Department of Treasury’s Community Development Financial Institutions Fund designated area, potentially qualifying for the Bank Enterprise Award, Capital Magnet Fund, and the Equitable Recovery programs. The portfolio includes a 10,902 square foot building at 716 W Robinson St, zoned MU -1/T/PH R2B/T/PH, with a total of 11,376 square feet. There are also three adjacent vacant land parcels at 726 W. Robinson St, 732 W. Robinson St, and 217 Garden Ave, zoned R2B/T/PH, totaling 26,360 square feet when combined with 716 W Robinson St, allowing for a total of 4 single family units. Additionally, there are four adjacent vacant land parcels at 222 N Parramore Ave, 214 N Parramore Ave, 211 McQuigg Ave, and 215 McQuigg Ave, zoned MU -1/T/PH R2B/T/PH, totaling 26,136 square feet, allowing for a total of 16 units. A one-story duplex is located at 209 Garden Ave, zoned R2B/T/PH, with a total of 3,596 square feet. There is also a vacant land parcel at 202 McQuigg Ave, zoned R2B/T/PH, with a total of 3,596 square feet, and a vacant land parcel at 824 W. Robinson St, zoned R2B/T/PH, with a total of 3,596 square feet. MU -1/T/PH zoning allows for Medium Intensity Mixed Residential and Office with a maximum height of 35 ft, while R2B/T/PH zoning allows for single family homes, duplexes, small apartment buildings of 3—5 units, garage apartments and accessory apartments with a maximum height of 30 ft.
Key Highlights
- Diversified 1.40‑acre mixed‑use portfolio in Downtown Orlando's Innovation District.
- Located within a U.S. Department of Treasury Community Development Financial Institutions Fund designated area.
- Walking distance to key Orlando attractions and amenities.
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
$143,906
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
6.85%
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%
$2,878,120
$2.9M
Cap Rate 7%
$2,055,800
$2.1M
Cap Rate 9%
$1,598,956
$1.6M
Market Conditions
NOI Build-Up for 10,902 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
$261.6K $24.00/SF
− Vacancy
−$31.4K −$2.88/SF
EGI
$230.3K $21.12/SF
− OpEx
−$86.3K −$7.92/SF
NOI
$143.9K $13.20/SF
Area
Orlando, FL
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$2,878,120
Cap Rate 7%
$2,055,800
Cap Rate 9%
$1,598,956
Alternative Uses
Best Use
Mixed Use
$2.06M
$1.80M – $2.40M
NOI $143,906 @ 7.0% cap · market cap 6.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.51M
$3.07M – $4.10M
NOI $245,834 @ 7.0% cap · market cap 11.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,843
Businesses Nearby
Explore this area
Business Placement
Demographics for 32805, FL
23,331
Population
9,332
Households
2.5
Avg Household Size
39
Median Age
16%
College-Educated
78%
High-School Grad
6.8 sq mi
ZIP Area
3,431
Density / Sq Mi
$39,425
Median Household Income
$29,592
Median Earnings
$1,112
Median Rent
$226,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 1.40-acre portfolio in Orlando's Innovation District near key attractions.
Where is this mixed-use property located?
The property is located at 716 W ROBINSON Orlando, FL.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Diversified 1.40‑acre mixed‑use portfolio in Downtown Orlando's Innovation District.; Located within a U.S. Department of Treasury Community Development Financial Institutions Fund designated area.; Walking distance to key Orlando attractions and amenities.
