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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    189 Orange Ave Orlando, FL 32801

    • Office Properties & Spaces
    • 2,710 SF
    • 0.08 lot acres
    For Sale
    View listing
    $1,190,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US18-2664419
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Daytona Lubricants / Manufacturer
    • There's A New Way / Hospital
    • RadiusBlue / Software Company
    • Fortress Cyber Security / Computer Security Service
    • Gogo Charters Orlando / Bus Charter / Bus And Coach Company

    Property Details for 189 Orange Ave

    Year built
    2007
    Lot size
    0.08 lot acres
    Property size
    2,710 SF
    Zone code
    AC-3A/T/HP
    Property type
    Office Properties & Spaces
    APN
    26-22-29-7157-10-000
    APU
    262229715710000

    Description

    This exceptional Class A office building, the Plaza South Tower, offers 211,859 square feet of prime commercial space in the heart of Orlando, Florida. Located at 189 S Orange Ave, zip code 32801, in Orange County, this 2007-constructed high-rise boasts stunning city views. The building features multiple tenancies, providing flexibility for businesses of various sizes. Modern architecture and customizable office spaces cater to diverse needs. Amenities include a sophisticated lobby, on-site management, and convenient access to nearby dining, retail establishments, and excellent transportation options. The building is equipped with elevators for easy access to all floors. This prestigious address offers an unparalleled opportunity to establish or expand your business in a vibrant and thriving urban environment. The Plaza South Tower represents a sophisticated and efficient workspace in a highly desirable location. Its Class A designation reflects its superior quality and modern features, making it an ideal choice for discerning businesses seeking a prestigious and functional office space.

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $900,000
      6.5%
      $830,000
      7%
      $770,000

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $850,000
      Current use
      COMMERCIAL (GENERAL)
      $965,000
      Change: +14% Conversion: Easy
      AUTO REPAIR, GARAGE
      $905,000
      Change: +7% Conversion: Difficult
      RETAIL STORES
      $690,000
      Change: -19% Conversion: Moderate

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Orlando
    County
    Orange
    State
    Florida
    Longitude
    -81.3787
    Latitude
    28.5406
    CBSA code
    36740
    CBSA name
    ORLANDO-KISSIMMEE, FL METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $11,158
    $116,530
    $466,120
    $582,650
    -
    $116,530
    $466,120
    $582,650

    Comparable in this City

    • Value Estimation by Request
      244,794 SF

      Orange Ave

      Individual retail properties • 244,794 SF
      0 Orange Ave, Orlando, FL 32801
      View Details
    • Value Estimation
      $600,000
      2,876 SF

      121 Orange Ave Ste 1420n

      CONDOMINIUM OFFICES • 2,876 SF
      121 Orange Ave Ste 1420n, Orlando, FL 32801-3221
      View Details
    • Value Estimation
      $1,110,000
      5,036 SF

      801 Orange Ave Ste, Unit 510

      CONDOMINIUM OFFICES • 5,036 SF
      801 Orange Ave Ste, Orlando, FL 32801-5202
      View Details
    • Value Estimation
      $1,965,000
      7,857 SF

      801 Orange Ave Ste, Unit 710

      CONDOMINIUM OFFICES • 7,857 SF
      801 Orange Ave Ste, Orlando, FL 32801-5202
      View Details
    • Value Estimation
      $1,025,000
      3,918 SF

      801 Orange Ave Ste, Unit 810

      CONDOMINIUM OFFICES • 3,918 SF
      801 Orange Ave Ste, Orlando, FL 32801-5203
      View Details
    • Value Estimation
      $1,300,000
      6,146 SF

      1 Church St, Unit 3

      CONDOMINIUM OFFICES • 6,146 SF
      1 Church St, Orlando, FL 32801-3342
      View Details

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    • $649,000
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      Downtown Orlando Office Space

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    Similar Nearby for Lease

    • $23 SF/Yr
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      Plaza South Tower: Orlando Office Space

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    • $291 SF/Yr
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    • Contact for pricing
      33,720 SF

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      View Details
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    189 Orange Ave
    Orlando, FL 32801
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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