C3-Zoned Gas Station and
For Sale
$2,500,000
827 W Lancaster Road ORLANDO, Orlando, FL 32809
Operating gas station and convenience store with three leased retail and dining units on a C3-zoned commercial site.
Property Size5,984 SF
Price / SF$417.78
Days on Market67
Property Features for 827 W Lancaster Road ORLANDO
General Information
Standard status
Active
Size
5,984 SF
Zoning
C-3
Occupancy
100%
Additional Details
Business Included
Yes
Traffic Count
7,000 vehicles/day
Taxes and HOA fees
Annual Taxes
$9,845
Amenities
1
Public Records
true
Corner Lot,City Lot,Sidewalk,Street Lights
Public
34086
0.78
false
Paved,Asphalt
Brick/Mortar,Slab
Street Lights,Street Paved,Access Road,City Street
5984
Public Maintained Road
4
Building Details
Building Size
5,984 SF
Year Built
1967
Buildings
1
Stories
1
Tenancy
Multi
Listed By:
Shadia Wazani
(904) 569-5862
Source:
Movetojacksonville
Added: Jul 7
Changed: Sep 10
Last Checked: Sep 11 at 4:41AM
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 Shadia Wazani
Investment Insights
Based on property information with market context.
This for-sale commercial property includes an operating gas station and fully functioning convenience store, supported by four well-maintained fuel pumps and newer double-wall fiberglass tanks. The site also presents the possibility of adding an additional diesel tank, based on the current setup described in the offering. In addition to the convenience component, the property has three separately designated units (Units A, B, and C), each currently leased and operating as a barber shop/nail salon, a restaurant, and a bar/nightclub.
The property is described as being positioned for strong visibility near an international airport, with approximately 7,000 cars passing daily according to the seller’s remarks. It is located at the center of a busy industrial hub and a thriving residential community.
For tenants, operators, and buyers seeking a multi-revenue commercial asset, this configuration combines on-site fuel and convenience retail with three leased entertainment and food-service concepts. With all units currently leased, the property may support immediate in-place income while allowing a new owner to evaluate renewal, re-tenanting, or repurposing opportunities for Units A, B, and C in line with their business plan. The property is offered under C3 zoning as provided in the listing information.
The property is described as being positioned for strong visibility near an international airport, with approximately 7,000 cars passing daily according to the seller’s remarks. It is located at the center of a busy industrial hub and a thriving residential community.
For tenants, operators, and buyers seeking a multi-revenue commercial asset, this configuration combines on-site fuel and convenience retail with three leased entertainment and food-service concepts. With all units currently leased, the property may support immediate in-place income while allowing a new owner to evaluate renewal, re-tenanting, or repurposing opportunities for Units A, B, and C in line with their business plan. The property is offered under C3 zoning as provided in the listing information.
Key Highlights
- C3‑zoned commercial property featuring an operating gas station and fully functioning convenience store.
- 4 separate gas meters on a 0.78‑acre corner lot with paved/asphalt access on public maintained roads.
- Building totals 5,984 SF in 1 story; foundation includes brick/mortar and slab.
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
$125,900
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
5.04%
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%
$2,518,000
$2.5M
Cap Rate 7%
$1,798,571
$1.8M
Cap Rate 9%
$1,398,889
$1.4M
Market Conditions
NOI Build-Up for 5,984 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
$173.8K $29.04/SF
− Vacancy
−$5.9K −$0.99/SF
EGI
$167.9K $28.05/SF
− OpEx
−$42.0K −$7.01/SF
NOI
$125.9K $21.04/SF
Area
Orlando, FL
Vacancy
3.40%
Lease Rate
$29.04 /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%
$2,518,000
Cap Rate 7%
$1,798,571
Cap Rate 9%
$1,398,889
Alternative Uses
Best Use
Specialty Retail
$1.80M
$1.57M – $2.10M
NOI $125,900 @ 7.0% cap · market cap 5.04%
Second Best
Retail
$1.68M
$1.47M – $1.96M
NOI $117,507 @ 7.0% cap · market cap 4.70%
Theoretical Best
Office A
$1.93M
$1.69M – $2.25M
NOI $134,936 @ 7.0% cap · market cap 5.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
7,000 VPD
Traffic count
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,279
Businesses Nearby
66k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 73%
Home Improvements & Furnishings 16%
Dining 12%
Wawa
Shops & Services
35,356 visits/mo
0.5 miles
Harbor Freight Tools
Home Improvements & Furnishings
10,190 visits/mo
0.4 miles
Family Dollar
Shops & Services
9,083 visits/mo
0.3 miles
Zaxby's Chicken Fingers & Buffalo Wings
Dining
5,640 visits/mo
0.5 miles
Citgo
Shops & Services
2,278 visits/mo
0.3 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Orlando, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - Operating gas station and convenience store with three leased retail and dining units on a C3-zoned commercial site.
Where is this gas station located?
The property is located at 827 W Lancaster Road ORLANDO Orlando, FL.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: C3‑zoned commercial property featuring an operating gas station and fully functioning convenience store.; 4 separate gas meters on a 0.78‑acre corner lot with paved/asphalt access on public maintained roads.; Building totals 5,984 SF in 1 story; foundation includes brick/mortar and slab.
