Lakefront Live-Work Office
For Sale
$1,330,000
8027 S Orange Avenue ORLANDO, Orlando, FL 32809
Zoned C-1 with a lakefront setting, offering flexible live/work and office options near Orlando’s International Airport corridor.
Property Size2,251 SF
Price / SF$590.85
Days on Market42
Property Features for 8027 S Orange Avenue ORLANDO
General Information
Standard status
Active
Size
2,251 SF
Zoning
C-1
Taxes and HOA fees
Annual Taxes
$5,321
Amenities
1
true
Curb and Gutters,FloodZone,Near Public Transit,Sidewalk,Waterfront
1.1121
1.11
1 to 5 Spaces,Other
Paved
Slab
Street Paved,City Street
2251
Building Details
Building Size
2,251 SF
Year Built
1955
Buildings
1
Stories
1
Listing Agency:
(904) 569-5862
Listed By:
James Fletcher
(904) 569-5862
Source:
Movetojacksonville
Added: Jul 6
Changed: Aug 16
Last Checked: Aug 16 at 9:58AM
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 James Fletcher
Investment Insights
Based on property information with market context.
This live-work office building is offered for sale with C-1 commercial zoning and a lakefront setting. The property is positioned to support a wide range of personal service and professional office uses, including owner-operator models and flexible live/work convenience. The current marketing emphasizes compatibility with services such as salon, spa, wellness, fitness, esthetics, and professional practices like consulting, accounting, insurance, real estate, law, and medical or related uses.
Located at 8027 S Orange Avenue in Orlando, the property is described as being near Orlando’s International Airport corridor. The remarks also note that the space may accommodate other creative concepts depending on how an operator intends to deploy the live/work and office functionality, including options such as education, tutoring, fitness or wellness studios, pet-related services, and other personal service or professional offerings.
Located at 8027 S Orange Avenue in Orlando, the property is described as being near Orlando’s International Airport corridor. The remarks also note that the space may accommodate other creative concepts depending on how an operator intends to deploy the live/work and office functionality, including options such as education, tutoring, fitness or wellness studios, pet-related services, and other personal service or professional offerings.
Key Highlights
- 1.11‑acre lakefront lot with curb and gutters, sidewalk access, and paved road frontage on a city street
- Zoned C‑1 commercial with flexible live/work and office use options
- Single‑story building (1955) with 2,251 total SF and slab foundation
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
$42,037
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
3.16%
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%
$840,740
$840.7K
Cap Rate 7%
$600,529
$600.5K
Cap Rate 9%
$467,078
$467.1K
Market Conditions
NOI Build-Up for 2,251 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
$67.5K $30.00/SF
− Vacancy
−$11.5K −$5.10/SF
EGI
$56.0K $24.90/SF
− OpEx
−$14.0K −$6.23/SF
NOI
$42.0K $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%
$840,740
Cap Rate 7%
$600,529
Cap Rate 9%
$467,078
Alternative Uses
Best Use
Office B
$600.5K
$525.5K – $700.6K
NOI $42,037 @ 7.0% cap · market cap 3.16%
Second Best
Healthcare Medical
$458.4K
$401.1K – $534.8K
NOI $32,090 @ 7.0% cap · market cap 2.41%
Theoretical Best
Office A
$725.1K
$634.5K – $846.0K
NOI $50,759 @ 7.0% cap · market cap 3.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
434
Businesses Nearby
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 Office in Orlando, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Zoned C-1 with a lakefront setting, offering flexible live/work and office options near Orlando’s International Airport corridor.
Where is this live-work space located?
The property is located at 8027 S Orange Avenue ORLANDO Orlando, FL.
What is the asking price?
The asking price for this property is $1,330,000.
What are key features of this property?
This property features: 1.11‑acre lakefront lot with curb and gutters, sidewalk access, and paved road frontage on a city street; Zoned C‑1 commercial with flexible live/work and office use options; Single‑story building (1955) with 2,251 total SF and slab foundation
