Freestanding Office with
For Sale
Contact for pricing
8507 Forest City Road, Orlando, FL 32810
Standalone office property with on-site parking, building signage, and access to a heavily traveled state route.
Property Size1,632 SF
Lot Size0.17 Acres
Price / SF$300.25
Days on Market56
Property Features for 8507 Forest City Road
General Information
Standard status
Active
Size
1,632 SF
Lot size
0.17 Acres
Property subtype
Office
Zoning
ORG-P-O
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1952
Buildings
1
Tenancy
Single
Building Size
1,632 SF
Parking Ratio
6 per 1,000 SF
Listing Agency:
Results Real Estate Partners, LLC
(407) 647-0200
Listed By:
Paige Wolle · License #sl3574809
Source:
Crexi
Added: Jul 6
Changed: Aug 29
Last Checked: Aug 29 at 4:31PM
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 Results Real Estate Partners, LLC
Investment Insights
Based on property information with market context.
This freestanding office building contains 1,632 SF on a 0.17-acre site and was built in 1952. The property is zoned ORG-P-O and includes front and rear parking areas, along with building and street signage opportunities. Its standalone format supports owner-user occupancy and provides a dedicated commercial setting.
The property fronts SR-434, identified as carrying more than 30k VPD, with connections to I-4, SR-414, and Hwy-441. The surrounding area includes single-family homes and apartment units, while Seminole State Campus and the Advent Health Corporate Campus are each noted as one mile away. The location also serves the broader Maitland, Winter Park, Altamonte Springs, and Orlando submarkets.
The property fronts SR-434, identified as carrying more than 30k VPD, with connections to I-4, SR-414, and Hwy-441. The surrounding area includes single-family homes and apartment units, while Seminole State Campus and the Advent Health Corporate Campus are each noted as one mile away. The location also serves the broader Maitland, Winter Park, Altamonte Springs, and Orlando submarkets.
Key Highlights
- 1,632 SF freestanding office building on a 0.17‑acre site
- Zoned ORG‑P‑O
- Front and rear parking at 6 Spots per 1,000 SF
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
$30,478
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
6.22%
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%
$609,560
$609.6K
Cap Rate 7%
$435,400
$435.4K
Cap Rate 9%
$338,644
$338.6K
Market Conditions
NOI Build-Up for 1,632 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
$49.0K $30.00/SF
− Vacancy
−$8.3K −$5.10/SF
EGI
$40.6K $24.90/SF
− OpEx
−$10.2K −$6.23/SF
NOI
$30.5K $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%
$609,560
Cap Rate 7%
$435,400
Cap Rate 9%
$338,644
Alternative Uses
Best Use
Office B
$435.4K
$381.0K – $508.0K
NOI $30,478 @ 7.0% cap · market cap 6.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$525.7K
$460.0K – $613.4K
NOI $36,801 @ 7.0% cap · market cap 7.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
295
Businesses Nearby
Explore this area
Business Placement
Demographics for 32810, FL
35,925
Population
14,849
Households
2.4
Avg Household Size
36
Median Age
26%
College-Educated
87%
High-School Grad
9.2 sq mi
ZIP Area
3,905
Density / Sq Mi
$58,462
Median Household Income
$37,983
Median Earnings
$1,545
Median Rent
$260,000
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?
Office building - Standalone office property with on-site parking, building signage, and access to a heavily traveled state route.
Where is this office building located?
The property is located at 8507 Forest City Road Orlando, FL.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: 1,632 SF freestanding office building on a 0.17‑acre site; Zoned ORG‑P‑O; Front and rear parking at 6 Spots per 1,000 SF
