Two-Unit Convenience and Fuel
For Sale
$2,100,000
8431 E Colonial Drive ORLANDO, Orlando, FL 32817
Two-unit setup with an operating fuel station and adjacent food market, positioned for owner-operator or tenant leasing.
Property Size4,719 SF
Price / SF$495.87
Days on Market39
Property Features for 8431 E Colonial Drive ORLANDO
General Information
Standard status
Active
Size
4,719 SF
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$15,112
Amenities
Public Records
true
30718
0.7
false
Asphalt,Paved
Slab
City Street,Divided Highway,State Road
4719
2
Building Details
Building Size
4,719 SF
Year Built
1976
Buildings
2
Tenancy
Multi
Listing Agency:
THE REAL ESTATE COLLECTION LLC
(407) 656-7814
Listed By:
Julie Sanchez · License #3121297
(407) 656-7814
Source:
Therealestatecollection
Added: Jul 7
Changed: Aug 14
Last Checked: Aug 14 at 3:35AM
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 THE REAL ESTATE COLLECTION LLC
Investment Insights
Based on property information with market context.
This for-sale commercial property is a well-established fuel and convenience center currently divided into two units. One unit operates as a Citgo gas station, while the other functions as a food market. The gas station unit is described as turn-key ready, with existing gas pumps, refrigerators, and shelving and fixtures in place, providing a straightforward option for an owner-occupied operator or a new tenant.
The property is located on East Colonial Drive in Orlando’s Union Park/University area, with proximity to Highway 417 noted in the remarks. The combination of a fuel component and a food market use supports day-to-day convenience traffic patterns and creates two distinct leasing or operating opportunities on one site.
For tenants, the current configuration offers an established model that can support fuel-and-convenience operations, with the gas station unit specifically called out as available for owner occupancy or leasing. For buyers, the two-unit structure allows for flexibility between living-in operations and leasing, depending on how the incoming ownership intends to use the Citgo gas station unit.
The property is located on East Colonial Drive in Orlando’s Union Park/University area, with proximity to Highway 417 noted in the remarks. The combination of a fuel component and a food market use supports day-to-day convenience traffic patterns and creates two distinct leasing or operating opportunities on one site.
For tenants, the current configuration offers an established model that can support fuel-and-convenience operations, with the gas station unit specifically called out as available for owner occupancy or leasing. For buyers, the two-unit structure allows for flexibility between living-in operations and leasing, depending on how the incoming ownership intends to use the Citgo gas station unit.
Key Highlights
- Two‑unit setup: one operating Citgo gas station and one adjacent food market
- On East Colonial Dr near Highway 417 in Orlando’s Union Park/University area
- Citgo gas station unit includes existing gas pumps, refrigerators, shelving, and fixtures
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
$89,102
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
4.24%
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%
$1,782,040
$1.8M
Cap Rate 7%
$1,272,886
$1.3M
Cap Rate 9%
$990,022
$990.0K
Market Conditions
NOI Build-Up for 4,235 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
$123.0K $29.04/SF
− Vacancy
−$4.2K −$0.99/SF
EGI
$118.8K $28.05/SF
− OpEx
−$29.7K −$7.01/SF
NOI
$89.1K $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%
$1,782,040
Cap Rate 7%
$1,272,886
Cap Rate 9%
$990,022
Alternative Uses
Best Use
Specialty Retail
$1.27M
$1.11M – $1.49M
NOI $89,102 @ 7.0% cap · market cap 4.24%
Second Best
Retail
$1.19M
$1.04M – $1.39M
NOI $83,162 @ 7.0% cap · market cap 3.96%
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,497 @ 7.0% cap · market cap 4.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,057
Businesses Nearby
62k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Electronics 53%
Shops & Services 21%
Home Improvements & Furnishings 14%
Beauty & Spa 6%
Best Buy
Electronics
32,926 visits/mo
0.4 miles
Rooms To Go Furniture Store
Home Improvements & Furnishings
4,964 visits/mo
0.1 miles
Cycle Gear
Shops & Services
3,685 visits/mo
0.2 miles
Tropical Smoothie Cafe
Dining
3,630 visits/mo
0.3 miles
Banfield Pet Hospital
Shops & Services
3,582 visits/mo
0.3 miles
Demographics for 32817, FL
40,376
Population
13,747
Households
2.9
Avg Household Size
29
Median Age
36%
College-Educated
92%
High-School Grad
11.7 sq mi
ZIP Area
3,451
Density / Sq Mi
$78,546
Median Household Income
$34,316
Median Earnings
$1,741
Median Rent
$327,800
Median Home Value
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 - Two-unit setup with an operating fuel station and adjacent food market, positioned for owner-operator or tenant leasing.
Where is this gas station located?
The property is located at 8431 E Colonial Drive ORLANDO 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: Two‑unit setup: one operating Citgo gas station and one adjacent food market; On East Colonial Dr near Highway 417 in Orlando’s Union Park/University area; Citgo gas station unit includes existing gas pumps, refrigerators, shelving, and fixtures
