Renovated Office
For Sale
$569,000
104 S CLYDE Avenue, Kissimmee, FL 34741
Commercial Sale, KISSIMMEE, FL
Property Size1,887 SF
Lot Size0.34 Acres
Price / SF$301.54
Days on Market27
Property Features for 104 S CLYDE Avenue
General Information
Property type
Residential
Property subtype
Office
Zoning
KRB2
Appliances
Dishwasher, Microwave, Refrigerator
Subdivision
W A PATRICKS ADD
Lot features
Corner Lot, Paved
Directions
From US-192, head south on Main Street, which becomes Broadway and then Emmett Street. Turn left onto Clyde Avenue. The property is located on the right at the corner of Clyde Avenue and Patrick Street.
Standard status
Active
APN
21-25-29-1920-00EE-0010
Size
1,887 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PATRICKS ADDN PB A PG 1 BLK EE N 100 FT OF LOT 1
Tax Annual Amount
9145
Legal Description
PATRICKS ADDN PB A PG 1 BLK EE N 100 FT OF LOT 1
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Amenities
shared reception and waiting area
conference room
private offices
handicap-accessible restrooms
kitchen/break room
detached storage building
Building Details
Year built
1952
Flooring type
Laminate
Building materials
Block
Roof type
Shingle
Listing Agency:
LPT REALTY, LLC
(877) 366-2213
Listed By:
Gea Gomez · License #3247541
(877) 366-2213
Added: Jul 28
Changed: Aug 20
Last Checked: Aug 23 at 6:06AM
MLS# O6429434
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 1,887-square-foot office building offers a flexible configuration for an owner-user, separate occupants, or full-building leasing. The interior was updated within the last three years with waterproof laminate flooring, renovated bathrooms, and a refreshed kitchen and break room. A central reception and waiting area connects to two distinct sides of the building, each with a private entrance, conference room, handicap-accessible restroom, and multiple private offices. Three handicap-accessible restrooms serve the property overall.
Constructed with concrete block and supported by central heating and central air, the building includes a private rear parking lot with 10 spaces. A detached 10' x 9' storage building provides electricity and attic storage. The 0.34-acre property occupies a visible corner position in Downtown Kissimmee, two blocks from the Osceola County Courthouse and near government offices, restaurants, the Sun Rail station, and major roadways. Zoning is KRB2.
Constructed with concrete block and supported by central heating and central air, the building includes a private rear parking lot with 10 spaces. A detached 10' x 9' storage building provides electricity and attic storage. The 0.34-acre property occupies a visible corner position in Downtown Kissimmee, two blocks from the Osceola County Courthouse and near government offices, restaurants, the Sun Rail station, and major roadways. Zoning is KRB2.
Key Highlights
- 1,887‑square‑foot office building on a 0.34‑acre lot
- Updated within the last three years with laminate flooring, renovated bathrooms, and a modernized kitchen/break room
- Two‑sided layout with private entrances, conference rooms, private offices, and three handicap‑accessible restrooms
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
$23,182
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
4.07%
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%
$463,640
$463.6K
Cap Rate 7%
$331,171
$331.2K
Cap Rate 9%
$257,578
$257.6K
Market Conditions
NOI Build-Up for 1,887 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
$39.6K $21.00/SF
− Vacancy
−$8.7K −$4.62/SF
EGI
$30.9K $16.38/SF
− OpEx
−$7.7K −$4.10/SF
NOI
$23.2K $12.29/SF
Area
Polk County, FL
Vacancy
22.00%
Lease Rate
$21.00 /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%
$463,640
Cap Rate 7%
$331,171
Cap Rate 9%
$257,578
Alternative Uses
Best Use
Office B
$331.2K
$289.8K – $386.4K
NOI $23,182 @ 7.0% cap · market cap 4.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$453.5K
$396.8K – $529.0K
NOI $31,742 @ 7.0% cap · market cap 5.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,299
Businesses Nearby
Explore this area
Business Placement
Demographics for 34741, FL
56,454
Population
22,043
Households
2.6
Avg Household Size
35
Median Age
28%
College-Educated
87%
High-School Grad
15.0 sq mi
ZIP Area
3,764
Density / Sq Mi
$50,278
Median Household Income
$30,415
Median Earnings
$1,591
Median Rent
$270,200
Median Home Value
Market
Vacancy Rate% for Office in South region
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 building - Flexible professional layout supports single-user occupancy or separate business suites with private entrances.
Where is this office building located?
The property is located at 104 S CLYDE Avenue Kissimmee, FL.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: 1,887‑square‑foot office building on a 0.34‑acre lot; Updated within the last three years with laminate flooring, renovated bathrooms, and a modernized kitchen/break room; Two‑sided layout with private entrances, conference rooms, private offices, and three handicap‑accessible restrooms
