Industrial Flex
New
For Sale
$3,250,000
4411 TAMI Lane, Kissimmee, FL 34746
COMMERCIAL - KISSIMMEE, FL
Property Size7,850 SF
Lot Size2.54 Acres
Price / SF$414.01
Days on Market4
Property Features for 4411 TAMI Lane
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
OIG
Appliances
Refrigerator
Subdivision
ACREAGE & UNREC
Lot features
Near Public Transit, Near Railroad Siding
Directions
USE GPS
Standard status
Active
APN
36-25-28-0000-0036-0000
Size
7,850 SF
Lot size
2.54 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BEG AT NE COR GOVT LOT 4, W 307.5 FT, S 456.48FT, N 57 DEG E 364.17 FT, N 261.55 FT TO POB
Tax Annual Amount
9399
Legal Description
BEG AT NE COR GOVT LOT 4, W 307.5 FT, S 456.48FT, N 57 DEG E 364.17 FT, N 261.55 FT TO POB
Utilities
Utilities
Electricity Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Well
Amenities
private offices
restrooms
warehouse
grade-level bay doors
oversized bays
garage-style bay
Building Details
Year built
1983
Building materials
Metal Frame, Metal Siding
Roof type
Metal
Listing Agency:
WEICHERT REALTORS HALLMARK PRO
(407) 870-8388
Listed By:
Mary Clevenger · License #599203
(407) 870-8388
Added: Aug 3
Changed: Aug 4
Last Checked: Aug 6 at 4:06PM
MLS# S5154559
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.
Located at 4411 TAMI Lane in Kissimmee, this 7,850-square-foot industrial flex property combines professional office areas with an open warehouse. The building contains eight private offices, four restrooms, and five grade-level bay doors. Four bays are oversized for semi-truck access, while the fifth is garage-style. Metal-frame construction, metal siding, a metal roof, central heating, and central air complete the improvements.
The property occupies 2.54 acres and includes space for truck circulation, fleet parking, and outdoor storage subject to zoning. OIG zoning, well water, septic service, and available electricity are reported. The site offers access to Orlando, Central Florida, and surrounding markets through nearby major transportation corridors. Built in 1983, the property was owner-occupied as a plumbing business and has no rent history available.
The property occupies 2.54 acres and includes space for truck circulation, fleet parking, and outdoor storage subject to zoning. OIG zoning, well water, septic service, and available electricity are reported. The site offers access to Orlando, Central Florida, and surrounding markets through nearby major transportation corridors. Built in 1983, the property was owner-occupied as a plumbing business and has no rent history available.
Key Highlights
- 7,850‑square‑foot industrial building on a 2.54‑acre site
- Eight private offices and four restrooms
- Five grade‑level bay doors, including four oversized semi‑truck‑accessible bays
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
$96,437
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
2.97%
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%
$1,928,740
$1.9M
Cap Rate 7%
$1,377,671
$1.4M
Cap Rate 9%
$1,071,522
$1.1M
Market Conditions
NOI Build-Up for 7,850 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
$164.9K $21.00/SF
− Vacancy
−$36.3K −$4.62/SF
EGI
$128.6K $16.38/SF
− OpEx
−$32.1K −$4.10/SF
NOI
$96.4K $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%
$1,928,740
Cap Rate 7%
$1,377,671
Cap Rate 9%
$1,071,522
Alternative Uses
Best Use
Office B
$1.38M
$1.21M – $1.61M
NOI $96,437 @ 7.0% cap · market cap 2.97%
Second Best
Warehouse
$747.0K
$653.7K – $871.5K
NOI $52,292 @ 7.0% cap · market cap 1.61%
Theoretical Best
Office A
$1.89M
$1.65M – $2.20M
NOI $132,050 @ 7.0% cap · market cap 4.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Drive-in doors
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
116
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 34746, FL
56,344
Population
25,533
Households
2.2
Avg Household Size
38
Median Age
30%
College-Educated
87%
High-School Grad
44.0 sq mi
ZIP Area
1,281
Density / Sq Mi
$67,677
Median Household Income
$33,592
Median Earnings
$1,793
Median Rent
$328,500
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?
Flex space - Combines private offices, open warehouse space, and grade-level loading access for varied commercial operations.
Where is this flex space located?
The property is located at 4411 TAMI Lane Kissimmee, FL.
What is the asking price?
The asking price for this property is $3,250,000.
What are key features of this property?
This property features: 7,850‑square‑foot industrial building on a 2.54‑acre site; Eight private offices and four restrooms; Five grade‑level bay doors, including four oversized semi‑truck‑accessible bays
