Renovated Office
For Sale
$369,000
808 MABBETTE Street, Kissimmee, FL 34741
Commercial Sale, KISSIMMEE, FL
Property Size832 SF
Lot Size0.16 Acres
Price / SF$443.51
Days on Market262
Property Features for 808 MABBETTE Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
KB5
Subdivision
W A PATRICKS ADD
Directions
From South John Young Parkway turn left onto Mabbette St property on your right hand side.
Standard status
Active
APN
21-25-29-1920-000Q-0017
Size
832 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PATRICKS ADDN PB A PG 001 BLK Q W 60 FT OF E 120 FT OF LOT 1
Tax Annual Amount
3543
Legal Description
PATRICKS ADDN PB A PG 001 BLK Q W 60 FT OF E 120 FT OF LOT 1
Utilities
Cooling system
Central Air
Building Details
Year built
1912
Building materials
Metal Siding
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: Oct 3
Last Checked: Oct 3 at 2:06PM
MLS# S5141528
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.
This 832-square-foot office unit combines a practical professional layout with recent renovation work. The interior includes two private offices, a reception area, conference room, full kitchen, and full bathroom. Central air supports the workspace, while metal siding forms the exterior. The property was built in 1912 and carries KB5 zoning.
Located in Kissimmee, the office is near the Osceola County Courthouse, Clerk of Court, and City Hall. Six dedicated parking spaces are positioned at the rear of the building, adding convenient on-site parking for occupants and visitors. The configuration is suited to professional operations such as legal, title, insurance, real estate, mortgage, and other business services.
Located in Kissimmee, the office is near the Osceola County Courthouse, Clerk of Court, and City Hall. Six dedicated parking spaces are positioned at the rear of the building, adding convenient on-site parking for occupants and visitors. The configuration is suited to professional operations such as legal, title, insurance, real estate, mortgage, and other business services.
Key Highlights
- 832‑square‑foot office unit with a renovated interior
- Two private offices plus reception and conference areas
- Full kitchen and full bathroom
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
$12,430
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
3.37%
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%
$248,600
$248.6K
Cap Rate 7%
$177,571
$177.6K
Cap Rate 9%
$138,111
$138.1K
Market Conditions
NOI Build-Up for 832 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
$20.0K $24.00/SF
− Vacancy
−$3.4K −$4.08/SF
EGI
$16.6K $19.92/SF
− OpEx
−$4.1K −$4.98/SF
NOI
$12.4K $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%
$248,600
Cap Rate 7%
$177,571
Cap Rate 9%
$138,111
Alternative Uses
Best Use
Office B
$177.6K
$155.4K – $207.2K
NOI $12,430 @ 7.0% cap · market cap 3.37%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$257.3K
$225.1K – $300.2K
NOI $18,009 @ 7.0% cap · market cap 4.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Office units
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
Check the figures for this property
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 units - Professional workspace with private offices, meeting space, kitchen, bathroom, and dedicated rear parking.
Where is this office units located?
The property is located at 808 MABBETTE Street Kissimmee, FL.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: 832‑square‑foot office unit with a renovated interior; Two private offices plus reception and conference areas; Full kitchen and full bathroom
