Warehouse Property with 14
For Sale
$1,750,000
MARJORIE Road, Saint Cloud, FL 34772
Land, ST CLOUD, FL
Property Size17,000 SF
Lot Size6.89 Acres
Price / SF$102.94
Days on Market1455
Property Features for MARJORIE Road
General Information
Property type
Land
Property subtype
Other
Zoning
OAC
Pets allowed
Yes
Subdivision
SEMINOLE LAND & INV CO
Lot features
In County
Directions
From 192 E turn R onto Hickory Tres Rd, turn L onto Alligator Lake to property
Standard status
Active
APN
21-26-31-4950-0001-0360
Lot size
6.89 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
S L & I C PB B PG 50 ALL LOT 36, LOT 45 LYING N OF SR 534A LESS W 400 FT OF S 150 FT & LOT 46 LYING N OF SR 534A & LESS COM AT NE COR OF LOT 45, N89-49-31E 30 FT TO POB; CONT N89-49-31E 403.75 FT TO PT ON APPROX WATER LINE OF ALLIGATOR LAKE, ALONG WA TER LINE S46-40-56W 26.76 FT, S38-56-37W 53.28 FT, S30-48-29W 125.95 FT, S72-37-02W 33.74 FT, S41-42-31W 87.58 FT, S58-48-01W 94.04 FT TO PT ON A LINE LYING 33 FT N OF S/L OF LOT 46, S89-44-49W 144.22 FT TO PT ON E/L OF LOT 45, N00-13-47W 2 FT TO PT ON N R/W LINE OF ALLIGATOR LAKE RD (SR 534A), S89-44-49W ALONG R/W 184.85 FT TO PT ON E/L OF A 30 FT ESMT PER 429/404, N00-15-57W TO POB OF SAID LOTS 45 & 46
Tax Annual Amount
3174
Legal Description
S L & I C PB B PG 50 ALL LOT 36, LOT 45 LYING N OF SR 534A LESS W 400 FT OF S 150 FT & LOT 46 LYING N OF SR 534A & LESS COM AT NE COR OF LOT 45, N89-49-31E 30 FT TO POB; CONT N89-49-31E 403.75 FT TO PT ON APPROX WATER LINE OF ALLIGATOR LAKE, ALONG WA TER LINE S46-40-56W 26.76 FT, S38-56-37W 53.28 FT, S30-48-29W 125.95 FT, S72-37-02W 33.74 FT, S41-42-31W 87.58 FT, S58-48-01W 94.04 FT TO PT ON A LINE LYING 33 FT N OF S/L OF LOT 46, S89-44-49W 144.22 FT TO PT ON E/L OF LOT 45, N00-13-47W 2 FT TO PT ON N R/W LINE OF ALLIGATOR LAKE RD (SR 534A), S89-44-49W ALONG R/W 184.85 FT TO PT ON E/L OF A 30 FT ESMT PER 429/404, N00-15-57W TO POB OF SAID LOTS 45 & 46
Amenities
pond
view of Alligator Lake
Listing Agency:
COLDWELL BANKER SOLOMON · Coldwell Banker Real Estate
(407) 348-3322
Listed By:
Michael Solomon · License #562341
(407) 873-1372
Added: Sep 6, 2022
Changed: Aug 19
Last Checked: Aug 30 at 12:06PM
MLS# S5073976
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 warehouse property spans 6.89 acres and includes two commercial shop buildings measuring 60 by 40 feet and 100 by 50 feet. A separate 160-by-60-foot open shop provides additional covered space with concrete floors. The property also includes 14 bays equipped with 14 roll-up doors, supporting warehouse, storage, and service-oriented operations.
The site is located on Marjorie Road in St. Cloud, Florida, within Osceola County. OAC zoning is identified for the property. A pond is located on-site, with views of Alligator Lake adding an outdoor component to the setting.
The site is located on Marjorie Road in St. Cloud, Florida, within Osceola County. OAC zoning is identified for the property. A pond is located on-site, with views of Alligator Lake adding an outdoor component to the setting.
Key Highlights
- 6.89‑acre warehouse property in St. Cloud, FL
- Two commercial shops measuring 60x40 and 100x50
- Additional 160x60 open shop with concrete floors
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
$115,316
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
6.59%
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%
$2,306,320
$2.3M
Cap Rate 7%
$1,647,371
$1.6M
Cap Rate 9%
$1,281,289
$1.3M
Market Conditions
NOI Build-Up for 17,000 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
$148.9K $8.76/SF
− Vacancy
−$13.3K −$0.78/SF
EGI
$135.7K $7.98/SF
− OpEx
−$20.3K −$1.20/SF
NOI
$115.3K $6.78/SF
Area
Osceola County, FL
Vacancy
8.90%
Lease Rate
$8.76 /SF/Yr
Expense Ratio
15.00%
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%
$2,306,320
Cap Rate 7%
$1,647,371
Cap Rate 9%
$1,281,289
Alternative Uses
Best Use
Warehouse
$1.65M
$1.44M – $1.92M
NOI $115,316 @ 7.0% cap · market cap 6.59%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.26M
$4.60M – $6.13M
NOI $367,965 @ 7.0% cap · market cap 21.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14
Service bays
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 34772, FL
33,499
Population
11,673
Households
2.9
Avg Household Size
38
Median Age
33%
College-Educated
94%
High-School Grad
86.9 sq mi
ZIP Area
385
Density / Sq Mi
$86,900
Median Household Income
$41,069
Median Earnings
$1,823
Median Rent
$352,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Commercial warehouse improvements occupy a 6.89-acre site with additional open-shop space, roll-up access, and a pond.
Where is this warehouse located?
The property is located at MARJORIE Road Saint Cloud, FL.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: 6.89‑acre warehouse property in St. Cloud, FL; Two commercial shops measuring 60x40 and 100x50; Additional 160x60 open shop with concrete floors
