Built-Out Office
For Sale
$400,000
107 E 13TH Street, Saint Cloud, FL 34769
Commercial Sale, ST CLOUD, FL
Property Size1,000 SF
Lot Size0.02 Acres
Price / SF$400
Days on Market173
Property Features for 107 E 13TH Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
SPUD
Window features
Tinted Windows, Blinds
Subdivision
EAST ST CLOUD COMMERCE CENTER
Directions
Take 192 East, take a right into the Commerce Park, unit is 4th door, unit 107
Standard status
Active
APN
12-26-30-0501-0001-0040
Size
1,000 SF
Lot size
0.02 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
EAST SAINT CLOUD COMMERCE CENTER PB 17 PGS 118-119 UNIT 4
Tax Annual Amount
1762
Legal Description
EAST SAINT CLOUD COMMERCE CENTER PB 17 PGS 118-119 UNIT 4
Utilities
Sewer type
Private Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2005
Number of units
23
Flooring type
Hardwood, Tile
Building materials
Stucco
Roof type
Metal
Listing Agency:
GETMOREOFFERS
(727) 942-2929
Listed By:
Keith Gordon · License #409442
(727) 610-8041
Added: Mar 20
Changed: Sep 3
Last Checked: Sep 8 at 8:06PM
MLS# TB8488937
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 1,000-square-foot office unit at East St. Cloud Commerce Center was built in 2005 and configured for immediate business use. The layout includes a front reception area, two offices, a storage room, and a bathroom. Interior finishes include hardwood and tile flooring, stucco construction, crown molding, chair railing, two-tone paint, and custom entry walls and columns. The reception area features an alder desk and counters finished with marble and granite tops.
The property is located on the east end of Highway 192 in St. Cloud, Florida. Central heating and central air support year-round interior comfort. Public water and private sewer serve the unit, and the property has a metal roof. Zoning is SPUD.
The property is located on the east end of Highway 192 in St. Cloud, Florida. Central heating and central air support year-round interior comfort. Public water and private sewer serve the unit, and the property has a metal roof. Zoning is SPUD.
Key Highlights
- 1,000 SF office unit at East St. Cloud Commerce Center
- Reception area, 2 offices, storage room, and bathroom
- Custom alder reception desk and counters with marble and granite tops
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
$14,940
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
3.74%
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%
$298,800
$298.8K
Cap Rate 7%
$213,429
$213.4K
Cap Rate 9%
$166,000
$166.0K
Market Conditions
NOI Build-Up for 1,000 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
$24.0K $24.00/SF
− Vacancy
−$4.1K −$4.08/SF
EGI
$19.9K $19.92/SF
− OpEx
−$5.0K −$4.98/SF
NOI
$14.9K $14.94/SF
Area
Osceola County, FL
Vacancy
17.00%
Lease Rate
$24.00 /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%
$298,800
Cap Rate 7%
$213,429
Cap Rate 9%
$166,000
Alternative Uses
Best Use
Office B
$213.4K
$186.8K – $249.0K
NOI $14,940 @ 7.0% cap · market cap 3.74%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$309.2K
$270.6K – $360.8K
NOI $21,645 @ 7.0% cap · market cap 5.41%
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
595
Businesses Nearby
Explore this area
Business Placement
Demographics for 34769, FL
27,594
Population
11,070
Households
2.5
Avg Household Size
40
Median Age
24%
College-Educated
89%
High-School Grad
10.6 sq mi
ZIP Area
2,603
Density / Sq Mi
$58,764
Median Household Income
$35,776
Median Earnings
$1,400
Median Rent
$271,800
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 units - Move-in-ready office configuration with reception, two private offices, storage, and a bathroom.
Where is this office units located?
The property is located at 107 E 13TH Street Saint Cloud, FL.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 1,000 SF office unit at East St. Cloud Commerce Center; Reception area, 2 offices, storage room, and bathroom; Custom alder reception desk and counters with marble and granite tops
