Flex Space with Warehouse
For Sale
$650,000
8600 COMMODITY Circle, Orlando, FL 32819
Commercial Sale, ORLANDO, FL
Property Size1,741 SF
Lot Size0.04 Acres
Price / SF$373.35
Days on Market62
Property Features for 8600 COMMODITY Circle
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
IND-2/IND-
Subdivision
SOUTH PARK BUS CENTER CONDO
Directions
South on John Young turn on Commodity Cir, continue past stop sign building on the right
Standard status
Active
APN
32-23-29-8173-00-104
Size
1,741 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SOUTH PARK BUSINESS CENTER CONDOMINIUM PHASE 1 9760/4357 UNIT 104
Tax Annual Amount
4248
Legal Description
SOUTH PARK BUSINESS CENTER CONDOMINIUM PHASE 1 9760/4357 UNIT 104
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Building Details
Year built
2008
Flooring type
Vinyl
Building materials
Block, Cement Siding, Concrete
Listing Agency:
HOME WISE REALTY GROUP, INC.
(407) 712-2000
Listed By:
Javier Angulo · License #3126031
(407) 394-6607
Added: Jul 8
Changed: Aug 24
Last Checked: Sep 7 at 4:06AM
MLS# O6423437
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,741-square-foot flex space in a 2008-built commercial property combines office, showroom, and warehouse functions. The interior includes a glass-entry office area, reception space, conference room, private office, bathroom, and finished mezzanine office area. A 10-foot overhead roll-up door provides rear access to the warehouse and storage portion of the unit. Vinyl flooring, central air, block, cement siding, and concrete construction are included among the property features.
The property is located in Orlando, Florida, with access to Interstate 4, Highway 50, U.S. 441, SR 417, the East-West Expressway, and the Beachline Expressway. Nearby destinations identified in the property information include EPIC Universal, John Young Parkway, Sand Lake Road, the Orange County Convention Center, Universal Orlando, SeaWorld, Florida Mall, and Mall at Millenia. Public water and public sewer serve the property.
The property is located in Orlando, Florida, with access to Interstate 4, Highway 50, U.S. 441, SR 417, the East-West Expressway, and the Beachline Expressway. Nearby destinations identified in the property information include EPIC Universal, John Young Parkway, Sand Lake Road, the Orange County Convention Center, Universal Orlando, SeaWorld, Florida Mall, and Mall at Millenia. Public water and public sewer serve the property.
Key Highlights
- 1,741‑square‑foot flex space with office, showroom, storage, and warehouse components
- 10‑foot overhead roll‑up door provides rear warehouse and storage access
- Includes reception area, conference room, private office, bathroom, and finished mezzanine office
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
$32,513
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
5.00%
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%
$650,260
$650.3K
Cap Rate 7%
$464,471
$464.5K
Cap Rate 9%
$361,256
$361.3K
Market Conditions
NOI Build-Up for 1,741 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
$52.2K $30.00/SF
− Vacancy
−$8.9K −$5.10/SF
EGI
$43.4K $24.90/SF
− OpEx
−$10.8K −$6.23/SF
NOI
$32.5K $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%
$650,260
Cap Rate 7%
$464,471
Cap Rate 9%
$361,256
Alternative Uses
Best Use
Office B
$464.5K
$406.4K – $541.9K
NOI $32,513 @ 7.0% cap · market cap 5.00%
Second Best
Warehouse
$168.7K
$147.6K – $196.8K
NOI $11,810 @ 7.0% cap · market cap 1.82%
Theoretical Best
Office A
$560.8K
$490.7K – $654.3K
NOI $39,259 @ 7.0% cap · market cap 6.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,291
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32819, FL
30,857
Population
14,689
Households
2.1
Avg Household Size
40
Median Age
51%
College-Educated
92%
High-School Grad
20.7 sq mi
ZIP Area
1,491
Density / Sq Mi
$94,386
Median Household Income
$47,166
Median Earnings
$1,947
Median Rent
$454,000
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?
Flex space - Versatile commercial suite combining client-facing offices, finished mezzanine space, and rear storage access.
Where is this flex space located?
The property is located at 8600 COMMODITY Circle Orlando, FL.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 1,741‑square‑foot flex space with office, showroom, storage, and warehouse components; 10‑foot overhead roll‑up door provides rear warehouse and storage access; Includes reception area, conference room, private office, bathroom, and finished mezzanine office
