Built-Out Office Unit with
For Sale
$1,050,000
8803 Futures Drive, Orlando, FL 32819
Turn-key office unit with tilt-up concrete walls and a 500 SF second-floor mezzanine.
Property Size2,062 SF
Price / SF$509.21
Days on Market879
Property Features for 8803 Futures Drive
General Information
Standard status
Active
Size
2,062 SF
Property subtype
Mixed Use
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$7,637
Amenities
3
Building Details
Year Built
2007
Construction
tilt-up concrete
Listing Agency:
SOLARE REALTY LLC
(407) 460-1994
Listed By:
Nivea Coutinho · License #3118815
Source:
Xome
Added: Mar 31, 2024
Changed: Aug 12
Last Checked: Aug 26 at 6:29AM
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 SOLARE REALTY LLC
Investment Insights
Based on property information with market context.
This built-out commercial office unit offers a unique architectural design with tilt-up concrete walls and an interior configuration ready for occupancy. The unit totals 2,062 SF and includes a 500 SF second-floor mezzanine within the stated square footage. Interior improvements are in place, with ample open parking described on-site to support daily operations.
Located at 8803 Futures Drive Unit 3 in Orlando, the property is positioned off John Young Pkwy and Sand Lake Road, with convenient access to SR 528 and I-4. The surrounding area is noted as minutes from major regional destinations including Universal Studios (and their new theme park under development), International Drive, Mall at Millenia, and Florida Mall.
For buyers seeking a prepared office space in a professional business center environment, this unit provides both single-level space and an added mezzanine level within the overall square footage.
Located at 8803 Futures Drive Unit 3 in Orlando, the property is positioned off John Young Pkwy and Sand Lake Road, with convenient access to SR 528 and I-4. The surrounding area is noted as minutes from major regional destinations including Universal Studios (and their new theme park under development), International Drive, Mall at Millenia, and Florida Mall.
For buyers seeking a prepared office space in a professional business center environment, this unit provides both single-level space and an added mezzanine level within the overall square footage.
Key Highlights
- Commercial office unit in The South Park professional business center in Orlando
- 2007 build with tilt‑up concrete walls
- 2,062 SF unit with a 500 SF second‑floor mezzanine included in square footage
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
$40,491
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
3.86%
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%
$809,820
$809.8K
Cap Rate 7%
$578,443
$578.4K
Cap Rate 9%
$449,900
$449.9K
Market Conditions
NOI Build-Up for 2,062 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
$59.9K $29.04/SF
− Vacancy
−$2.0K −$0.99/SF
EGI
$57.8K $28.05/SF
− OpEx
−$17.4K −$8.42/SF
NOI
$40.5K $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%
$809,820
Cap Rate 7%
$578,443
Cap Rate 9%
$449,900
Alternative Uses
Best Use
Retail
$578.4K
$506.1K – $674.9K
NOI $40,491 @ 7.0% cap · market cap 3.86%
Second Best
Office B
$550.1K
$481.4K – $641.8K
NOI $38,508 @ 7.0% cap · market cap 3.67%
Theoretical Best
Office A
$664.2K
$581.2K – $775.0K
NOI $46,497 @ 7.0% cap · market cap 4.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,259
Businesses Nearby
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Turn-key office unit with tilt-up concrete walls and a 500 SF second-floor mezzanine.
Where is this office units located?
The property is located at 8803 Futures Drive Orlando, FL.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Commercial office unit in The South Park professional business center in Orlando; 2007 build with tilt‑up concrete walls; 2,062 SF unit with a 500 SF second‑floor mezzanine included in square footage
