Turnkey Furnished Office
For Sale
$1,097,500
4850 Holopaw Road, Saint Cloud, FL 34773
SINGLE_FAMILY - St. Cloud, FL
Property Size3,300 SF
Lot Size0.91 Acres
Price / SF$332.58
Days on Market364
Property Features for 4850 Holopaw Road
General Information
Property type
Residential
Property subtype
Office
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 2, Bathroom 3
Parking features
Parking Lot
Lot features
Cleared
Directions
From Kissimmee area East on Highway 192/Irlo Bronson Memorial Hwy to Highway 44. Turn Right onto Hwy 44/Holopaw Rd, building will be on the right.
Subdivision
903 - Osceola
Standard status
Active
APN
14-27-32-0000-0020-0000
Size
3,300 SF
Lot size
0.91 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
8796
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Well
Building Details
Year built
2020
Number of units
1
Flooring type
Marble
Building materials
Concrete, Stucco
Listing Agency:
EXP Realty, LLC
(888) 883-8509
Listed By:
Rachel Hydorn
(321) 482-0204
Added: Sep 1, 2025
Changed: Jul 9
Last Checked: Aug 30 at 3:06PM
MLS# 1056035
Copyright © 2026 Space Coast Association of Realtors. 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.
Turnkey furnished professional office building, completely reconstructed in 2020 and presented in a state-of-the-art configuration. The interior includes a reception area with a custom fish tank, five offices, a conference room, an open work area, three restrooms, and a break room with a full kitchen and tornado-safe room. High-end finishes include marble flooring, crown molding, plantation shutters, and plush carpet. Building systems and communications include hurricane impact glass, Icynene insulation, smart building technology with touch-screen controls, fiberoptic connectivity, and Cat 6 wiring. Additional included features are a $20K surveillance system with cameras, seven TVs, and built-in speakers. The HVAC system provides individual climate control for each space.
Located at 4850 Holopaw Road in St. Cloud, Florida. The flexible layout is designed for multi-tenant use, with two suites available within the building.
Located at 4850 Holopaw Road in St. Cloud, Florida. The flexible layout is designed for multi-tenant use, with two suites available within the building.
Key Highlights
- Fully reconstructed 2020 professional office building with 3,514 SF and two suites for flexible multi‑tenant use
- Hurricane‑impact glass and Icynene insulation, plus a tornado‑safe room off the break room area
- Smart building technology with touch‑screen controls and fiber‑optic connectivity; Cat 6 wiring throughout
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
$49,302
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
4.49%
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%
$986,040
$986.0K
Cap Rate 7%
$704,314
$704.3K
Cap Rate 9%
$547,800
$547.8K
Market Conditions
NOI Build-Up for 3,300 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
$79.2K $24.00/SF
− Vacancy
−$13.5K −$4.08/SF
EGI
$65.7K $19.92/SF
− OpEx
−$16.4K −$4.98/SF
NOI
$49.3K $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%
$986,040
Cap Rate 7%
$704,314
Cap Rate 9%
$547,800
Alternative Uses
Best Use
Office B
$704.3K
$616.3K – $821.7K
NOI $49,302 @ 7.0% cap · market cap 4.49%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.02M
$892.9K – $1.19M
NOI $71,429 @ 7.0% cap · market cap 6.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
30
Businesses Nearby
Explore this area
Business Placement
Demographics for 34773, FL
5,186
Population
1,848
Households
2.8
Avg Household Size
38
Median Age
31%
College-Educated
84%
High-School Grad
306.0 sq mi
ZIP Area
17
Density / Sq Mi
$64,498
Median Household Income
$51,434
Median Earnings
$2,068
Median Rent
$312,500
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 building - Fully furnished office building reconstructed in 2020 with multi-suite layout, reception, offices, conference room, and advanced HVAC.
Where is this office building located?
The property is located at 4850 Holopaw Road Saint Cloud, FL.
What is the asking price?
The asking price for this property is $1,097,500.
What are key features of this property?
This property features: Fully reconstructed 2020 professional office building with 3,514 SF and two suites for flexible multi‑tenant use; Hurricane‑impact glass and Icynene insulation, plus a tornado‑safe room off the break room area; Smart building technology with touch‑screen controls and fiber‑optic connectivity; Cat 6 wiring throughout
