SODO District High-Visibility
For Sale
$2,150,000
915 S Orange Avenue, Orlando, FL 32806
Prime location with redevelopment potential in Orlando's medical corridor.
Property Size7,104 SF
Price / SF$302.65
Days on Market383
Property Features for 915 S Orange Avenue
General Information
Standard status
Active
Size
7,104 SF
Property subtype
Commercial
Building Details
Year Built
1947
Listing Agency:
JOHN SADRI & COMPANY
(407) 619-9999
Listed By:
John Sadri · License #598235
Source:
Realtygroupfl
Added: Aug 6, 2025
Changed: Aug 23
Last Checked: Aug 23 at 4:31AM
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 JOHN SADRI & COMPANY
Investment Insights
Based on property information with market context.
Located in the SODO District, this property features over 100 feet of frontage on S. Orange Ave, providing high visibility in Orlando’s medical corridor. It is within walking distance of Orlando Health – ORMC. The property is suitable for medical, wellness, or high-visibility retail uses. Formerly a Colonial Medical Supplies building, it includes a rear-entry warehouse and ample parking. It also offers quick access to I-4 and Hwy 408. The property includes 1,200 square feet of mezzanine space for storage. The tenant is currently on a month-to-month lease. This centrally located property offers versatility and redevelopment potential.
Key Highlights
- Prime SODO District location with over 100 ft of frontage on S. Orange Ave, offering exceptional visibility.
- Walking distance to Orlando Health – ORMC.
- Ideal for medical, wellness, or high‑visibility retail uses.
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
$139,500
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
6.49%
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%
$2,790,000
$2.8M
Cap Rate 7%
$1,992,857
$2.0M
Cap Rate 9%
$1,550,000
$1.6M
Market Conditions
NOI Build-Up for 7,104 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
$206.3K $29.04/SF
− Vacancy
−$7.0K −$0.99/SF
EGI
$199.3K $28.05/SF
− OpEx
−$59.8K −$8.42/SF
NOI
$139.5K $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%
$2,790,000
Cap Rate 7%
$1,992,857
Cap Rate 9%
$1,550,000
Alternative Uses
Best Use
Retail
$1.99M
$1.74M – $2.33M
NOI $139,500 @ 7.0% cap · market cap 6.49%
Second Best
Office B
$1.90M
$1.66M – $2.21M
NOI $132,667 @ 7.0% cap · market cap 6.17%
Theoretical Best
Office A
$2.29M
$2.00M – $2.67M
NOI $160,191 @ 7.0% cap · market cap 7.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,560
Businesses Nearby
Explore this area
Business Placement
Demographics for 32806, FL
26,582
Population
12,529
Households
2.1
Avg Household Size
40
Median Age
55%
College-Educated
95%
High-School Grad
6.8 sq mi
ZIP Area
3,909
Density / Sq Mi
$86,653
Median Household Income
$54,012
Median Earnings
$1,500
Median Rent
$415,800
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?
Retail space - Prime location with redevelopment potential in Orlando's medical corridor.
Where is this retail space located?
The property is located at 915 S Orange Avenue Orlando, FL.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: Prime SODO District location with over 100 ft of frontage on S. Orange Ave, offering exceptional visibility.; Walking distance to Orlando Health – ORMC.; Ideal for medical, wellness, or high‑visibility retail uses.
