NNN Properties · Orange County
NNN Properties for Sale in SoDo (South of Downtown)
SoDo (South of Downtown) offers one of the most attractive NNN investment markets in Central Florida. Population growth, strong retail demand, and credit tenant expansion have made SoDo (South of Downtown) a priority market for passive net-lease investors and 1031 exchange buyers looking for stable cash flow with zero management.
About SoDo (South of Downtown)
SoDo is an urban-infill submarket south of downtown Orlando along Orange Avenue and the I-4 corridor. Originally an auto-dealer row, the area is rapidly transforming with new multifamily, creative office, and mixed-use development. Investors are finding value-add opportunities in older industrial and commercial buildings.
Market highlights
- •Rapid transformation from auto-dealer corridor to mixed-use urban
- •New multifamily towers and mid-rise development pipeline
- •SoDo shopping district with Target, HomeGoods, and ALDI
- •Orlando City Soccer stadium driving foot traffic
- •Some of Orlando's best adaptive reuse opportunities
Major employers
- •Retail services
- •Creative and tech companies
- •Construction and development
Demographics
Median household income ~$55,000 with a rapidly shifting demographic as new luxury multifamily attracts young professionals.
Why Invest in NNN Properties in SoDo (South of Downtown)
- ✓Absolute net lease structures with zero landlord responsibilities
- ✓Corporate-guaranteed rent from investment-grade tenants
- ✓Long lease terms (typically 10-20 years) with predictable escalations
- ✓Ideal for 1031 exchange replacement property
- ✓Institutional-quality income without institutional deal size
Typical NNN Properties Tenants in SoDo (South of Downtown)
NNN properties are best suited for passive investors and 1031 exchange buyers looking for mailbox-money cash flow backed by corporate guarantees.
Why Investors Buy NNN Properties in SoDo (South of Downtown)
NNN investors are drawn to SoDo (South of Downtown) for the same reasons operators are expanding here — strong demographics, growing population, and a retail environment that supports credit tenant expansion. Deals priced between $1.5M and $5M trade actively in this market, making SoDo (South of Downtown) accessible to both 1031 exchange buyers and first-time NNN investors.
What to Look for in a SoDo (South of Downtown) NNN Deal
The best SoDo (South of Downtown) NNN deals combine strong tenant credit with a defensive location. Look for corner outparcels, established retail corridors, and properties with demographic tailwinds. Avoid over-reliance on a single industry and watch for upcoming lease expirations that could impact your exit strategy.
NNN Cap Rates in SoDo (South of Downtown)
Cap rates for NNN deals in SoDo (South of Downtown) typically range from 5.25% for top-tier corporate-guaranteed deals with long remaining lease terms, up to 7.25% for franchisee-operated deals or shorter lease terms. Location, tenant credit, and lease structure drive pricing more than the specific asset class.
Looking for nnn properties in SoDo (South of Downtown)?
Ryan Solberg and the MaxLife Realty team work SoDo (South of Downtown) and the surrounding Central Florida markets every day. We source on-market and off-market opportunities, underwrite them against institutional standards, and help clients close with confidence.
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