Mixed-Use Storefront and Office
For Sale
$425,000
813 N Fern Creek Ave, Orlando, FL 32803
Tenant-occupied mixed-use property with store/office and converted residential designation in Colonialtown North.
Property Size924 SF
Lot Size0.16 Acres
Price / SF$459.96
Days on Market110
Property Features for 813 N Fern Creek Ave
General Information
Standard status
Active
Size
924 SF
Lot size
0.16 Acres
Zoning
O-1/T/SP/AN
Additional Details
Highway Access
Yes
Building Details
Year Built
1935
Tenancy
Single
Listing Agency:
MAINFRAME REAL ESTATE
Listed By:
Carla Trine · License #3381595
(407) 756-6392
Source:
Chenoregroup
Added: Jun 3
Changed: Sep 12
Last Checked: Sep 20 at 1:13PM
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 MAINFRAME REAL ESTATE
Investment Insights
Based on property information with market context.
This tenant-occupied mixed-use property combines a store/office configuration with a converted residential designation. It is zoned O-1/T/SP/AN and is offered for sale as-is. The asset sits on a 7,063-square-foot lot and is positioned for an owner seeking a single, centrally located building that can support mixed-use operations within the current zoning and land use framework.
Located on N Fern Creek Ave in Colonialtown North, the property is described as just minutes from Downtown Orlando, Mills 50, and the Milk District. The remarks indicate convenient connections to Downtown Orlando, Colonial Drive, SR 408, and I-4. The surrounding area is described as walkable with active local businesses, restaurants, retail, and residential development. BikeScore is 89 (Very Bikeable), walkScore is 65 (Somewhat Walkable), and transitScore is 40 (Some Transit).
For buyers and investors, the current tenant-occupied status provides ongoing operational continuity at the time of purchase. The mixed-use store/office and converted residential designation also supports flexible future planning consistent with the existing zoning. Buyers are advised to independently verify zoning, land use, permitted uses, and any future development opportunities before proceeding.
Located on N Fern Creek Ave in Colonialtown North, the property is described as just minutes from Downtown Orlando, Mills 50, and the Milk District. The remarks indicate convenient connections to Downtown Orlando, Colonial Drive, SR 408, and I-4. The surrounding area is described as walkable with active local businesses, restaurants, retail, and residential development. BikeScore is 89 (Very Bikeable), walkScore is 65 (Somewhat Walkable), and transitScore is 40 (Some Transit).
For buyers and investors, the current tenant-occupied status provides ongoing operational continuity at the time of purchase. The mixed-use store/office and converted residential designation also supports flexible future planning consistent with the existing zoning. Buyers are advised to independently verify zoning, land use, permitted uses, and any future development opportunities before proceeding.
Key Highlights
- Tenant‑occupied mixed‑use property with store/office plus converted residential designation
- Built in 1935 and situated on a 7,063 SF lot
- Zoned O‑1/T/SP/AN (buyer to verify zoning, land use, permitted uses, and future development opportunities)
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
$18,144
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
4.27%
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%
$362,880
$362.9K
Cap Rate 7%
$259,200
$259.2K
Cap Rate 9%
$201,600
$201.6K
Market Conditions
NOI Build-Up for 924 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
$26.8K $29.04/SF
− Vacancy
−$912 −$0.99/SF
EGI
$25.9K $28.05/SF
− OpEx
−$7.8K −$8.42/SF
NOI
$18.1K $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%
$362,880
Cap Rate 7%
$259,200
Cap Rate 9%
$201,600
Alternative Uses
Best Use
Retail
$259.2K
$226.8K – $302.4K
NOI $18,144 @ 7.0% cap · market cap 4.27%
Second Best
Mixed Use
$174.2K
$152.5K – $203.3K
NOI $12,197 @ 7.0% cap · market cap 2.87%
Theoretical Best
Office A
$297.7K
$260.5K – $347.3K
NOI $20,836 @ 7.0% cap · market cap 4.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,475
Businesses Nearby
111k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 42%
Groceries 35%
Dining 21%
Home Improvements & Furnishings 1%
Publix
Groceries
39,224 visits/mo
0.3 miles
Dollar Tree
Shops & Services
23,605 visits/mo
0.4 miles
7-Eleven
Shops & Services
13,534 visits/mo
0.2 miles
Wendy's
Dining
11,594 visits/mo
0.5 miles
Starbucks
Dining
11,236 visits/mo
0.2 miles
Demographics for 32803, FL
21,003
Population
12,225
Households
1.7
Avg Household Size
38
Median Age
59%
College-Educated
96%
High-School Grad
6.8 sq mi
ZIP Area
3,089
Density / Sq Mi
$101,401
Median Household Income
$61,439
Median Earnings
$1,823
Median Rent
$421,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Orlando, FL
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Tenant-occupied mixed-use property with store/office and converted residential designation in Colonialtown North.
Where is this mixed-use property located?
The property is located at 813 N Fern Creek Ave Orlando, FL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Tenant‑occupied mixed‑use property with store/office plus converted residential designation; Built in 1935 and situated on a 7,063 SF lot; Zoned O‑1/T/SP/AN (buyer to verify zoning, land use, permitted uses, and future development opportunities)
