Office Unit with Lease in
For Sale
$485,000
3000 17TH Street, Saint Cloud, FL 34769
Commercial Sale, ST CLOUD, FL
Property Size1,727 SF
Lot Size0.04 Acres
Price / SF$280.83
Days on Market111
Property Features for 3000 17TH Street
General Information
Property type
Residential
Property subtype
Office
Zoning
SP
Subdivision
ST CLOUD PROFESSIONAL CENTER CONDO
Lot features
Curb and Gutters, City Limits, Landscaped, Paved
Directions
Head East on 192 take right on Budinger Ave, take right on 17th street, take right into St. Cloud Professional Center
Standard status
Active
APN
10-26-30-0740-0001-3000
Size
1,727 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ST CLOUD PROFESSIONAL CENTER A CONDO CB 11 PG 149-150 OR 3495/1969 UNIT 3000
Tax Annual Amount
5316
Legal Description
ST CLOUD PROFESSIONAL CENTER A CONDO CB 11 PG 149-150 OR 3495/1969 UNIT 3000
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2007
Floors in Building
1
Building materials
Block
Roof type
Membrane
Listing Agency:
IRON VALLEY REAL ESTATE OSCEOLA
(407) 698-4663
Listed By:
Tiffany Licata · License #3293026
(407) 698-4663
Added: May 5
Changed: Aug 19
Last Checked: Aug 23 at 1:06PM
MLS# S5149346
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.
Built in 2007, this 1,727-square-foot office unit features block construction and a membrane roof. Central heating and central air serve the space, with public water and public sewer supporting the property. The 0.04-acre parcel is zoned SP.
The property is located in St. Cloud near Orlando Health St. Cloud Hospital, the St. Cloud Civic Center, renovated baseball fields, and updated aquatic facilities. An existing tenant occupies the office under a lease running through January 2028.
The property is located in St. Cloud near Orlando Health St. Cloud Hospital, the St. Cloud Civic Center, renovated baseball fields, and updated aquatic facilities. An existing tenant occupies the office under a lease running through January 2028.
Key Highlights
- 1,727‑square‑foot office unit
- Existing tenant lease runs through January 2028
- 0.04‑acre parcel with SP zoning
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
$25,801
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
5.32%
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%
$516,020
$516.0K
Cap Rate 7%
$368,586
$368.6K
Cap Rate 9%
$286,678
$286.7K
Market Conditions
NOI Build-Up for 1,727 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
$41.4K $24.00/SF
− Vacancy
−$7.0K −$4.08/SF
EGI
$34.4K $19.92/SF
− OpEx
−$8.6K −$4.98/SF
NOI
$25.8K $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%
$516,020
Cap Rate 7%
$368,586
Cap Rate 9%
$286,678
Alternative Uses
Best Use
Office B
$368.6K
$322.5K – $430.0K
NOI $25,801 @ 7.0% cap · market cap 5.32%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$534.0K
$467.3K – $623.0K
NOI $37,381 @ 7.0% cap · market cap 7.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
894
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
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Frequently Asked Questions
What type of property is this?
Office units - Existing tenancy extends through January 2028.
Where is this office units located?
The property is located at 3000 17TH Street Saint Cloud, FL.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: 1,727‑square‑foot office unit; Existing tenant lease runs through January 2028; 0.04‑acre parcel with SP zoning
