Renovated Corner Office
For Sale
$549,000
702 MABBETTE Street, Kissimmee, FL 34741
Commercial Sale, KISSIMMEE, FL
Property Size1,708 SF
Lot Size0.35 Acres
Price / SF$321.43
Days on Market238
Property Features for 702 MABBETTE Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
KRB2
Subdivision
TRINITY OFFICE COMPLEX
Directions
From 192, go South on John Young Parkway, turn Left on Mabbette Street and property will be on your right. Property is on the corner of Vernon and Mabbette st.
Standard status
Active
APN
21-25-29-2252-0001-0010
Size
1,708 SF
Lot size
0.35 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TRINITY OFFICE COMPLEX PB 21 PG 123 LOT 1
Tax Annual Amount
5515
Legal Description
TRINITY OFFICE COMPLEX PB 21 PG 123 LOT 1
Utilities
Cooling system
Central Air
Building Details
Year built
1910
Floors in Building
1
Building materials
Brick, Frame
Listing Agency:
CENTURY 21 WOLF'S CROSSING REALTY · Century 21 Real Estate
(407) 449-0000
Listed By:
Fernando Homs · License #3159618
(407) 873-9370
Added: Jan 19
Changed: Aug 24
Last Checked: Sep 14 at 10:06PM
MLS# S5141826
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.
Renovated office building on a corner lot in downtown Kissimmee, with a reception area, four private offices, two bathrooms, a second reception area, and two kitchens. The layout provides separate exterior entrances for two independently operated businesses. The property includes a dedicated parking lot accommodating up to 12 vehicles, along with additional street parking for clients and guests. The building and parking area occupy separate lots. Constructed in 1910, the property features brick and frame construction, central air, and KRB2 zoning.
Key Highlights
- Renovated corner‑lot office building in downtown Kissimmee
- Four private offices, two bathrooms, two reception areas, and two kitchens
- Separate exterior access supports two independently operated businesses
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
$20,983
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
3.82%
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%
$419,660
$419.7K
Cap Rate 7%
$299,757
$299.8K
Cap Rate 9%
$233,144
$233.1K
Market Conditions
NOI Build-Up for 1,708 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
$35.9K $21.00/SF
− Vacancy
−$7.9K −$4.62/SF
EGI
$28.0K $16.38/SF
− OpEx
−$7.0K −$4.10/SF
NOI
$21.0K $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%
$419,660
Cap Rate 7%
$299,757
Cap Rate 9%
$233,144
Alternative Uses
Best Use
Office B
$299.8K
$262.3K – $349.7K
NOI $20,983 @ 7.0% cap · market cap 3.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$410.4K
$359.1K – $478.9K
NOI $28,731 @ 7.0% cap · market cap 5.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,292
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Downtown office property with separate exterior access for two independently operated businesses.
Where is this office building located?
The property is located at 702 MABBETTE Street Kissimmee, FL.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Renovated corner‑lot office building in downtown Kissimmee; Four private offices, two bathrooms, two reception areas, and two kitchens; Separate exterior access supports two independently operated businesses
