Renovated Professional Office
For Sale
$479,000
Pending
802 MABBETTE ST, Kissimmee, FL 34741
SINGLE_FAMILY - KISSIMMEE, FL
Property Size2,200 SF
Lot Size0.17 Acres
Days on Market215
Property Features for 802 MABBETTE ST
General Information
Property type
Residential
Property subtype
Office
Zoning
KRB2
Directions
From Hwy 192, go South on John Young Pkwy to Left on Mabbette Street. Office on Right at corner of Mabbette and Rose Ave.
Subdivision
34741 - Kissimmee (Downtown East)
Standard status
Pending
APN
21-25-29-1920-000Q-0010
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PATRICKS ADDN PB A PG 001 BLK Q E 60 FT OF THE N 116.93 FT OF LOT 1
Tax Annual Amount
5415
Legal Description
PATRICKS ADDN PB A PG 001 BLK Q E 60 FT OF THE N 116.93 FT OF LOT 1
Utilities
Cooling system
Central Air
Building Details
Year built
1906
Floors in Building
1
Building materials
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 14
Changed: Aug 13
Last Checked: Aug 17 at 4:06AM
MLS# S5141524
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 professional office building located on a corner lot, offering approximately 2,200 square feet of well-designed space. The interior features two private offices, a welcoming reception and waiting area, a large conference room, a full kitchen, and two restrooms.
Positioned in the heart of Downtown Kissimmee, the property is described as being just minutes from the Osceola County Courthouse, Clerk of Court, and City Hall, with visibility on high-traffic Mabbette Street. Ample rear parking is available with six dedicated spaces. Zoning is KRB2, and the layout is presented as suitable for a range of professional uses, including law, title, insurance, real estate, mortgage, and medical office use.
Positioned in the heart of Downtown Kissimmee, the property is described as being just minutes from the Osceola County Courthouse, Clerk of Court, and City Hall, with visibility on high-traffic Mabbette Street. Ample rear parking is available with six dedicated spaces. Zoning is KRB2, and the layout is presented as suitable for a range of professional uses, including law, title, insurance, real estate, mortgage, and medical office use.
Key Highlights
- Fully renovated professional office building (frame construction) with central air and built in 1906
- Approximately 2,200 SF office space with 2 private offices, reception/waiting area, and a large conference room
- Includes a full kitchen and two restrooms
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
$27,645
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
5.77%
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%
$552,900
$552.9K
Cap Rate 7%
$394,929
$394.9K
Cap Rate 9%
$307,167
$307.2K
Market Conditions
NOI Build-Up for 2,200 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
$51.5K $23.40/SF
− Vacancy
−$5.4K −$2.46/SF
EGI
$46.1K $20.94/SF
− OpEx
−$18.4K −$8.38/SF
NOI
$27.6K $12.57/SF
Area
Polk County, FL
Vacancy
10.50%
Lease Rate
$23.40 /SF/Yr
Expense Ratio
40.00%
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%
$552,900
Cap Rate 7%
$394,929
Cap Rate 9%
$307,167
Alternative Uses
Best Use
Healthcare Medical
$394.9K
$345.6K – $460.8K
NOI $27,645 @ 7.0% cap · market cap 5.77%
Second Best
Office B
$386.1K
$337.8K – $450.5K
NOI $27,027 @ 7.0% cap · market cap 5.64%
Theoretical Best
Office A
$528.7K
$462.6K – $616.8K
NOI $37,008 @ 7.0% cap · market cap 7.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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
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 - Corner-lot renovated office with reception, conference room, full kitchen, and six dedicated rear parking spaces.
Where is this office building located?
The property is located at 802 MABBETTE ST Kissimmee, FL.
What is the asking price?
The asking price for this property is $479,000.
What are key features of this property?
This property features: Fully renovated professional office building (frame construction) with central air and built in 1906; Approximately 2,200 SF office space with 2 private offices, reception/waiting area, and a large conference room; Includes a full kitchen and two restrooms
