Handicap-Accessible Duplex with Privacy-Fenced
For Sale
$619,000
1003 W SUMNER Street, Kissimmee, FL 34741
Residential Income, KISSIMMEE, FL
Property Size3,496 SF
Lot Size0.25 Acres
Price / SF$177.06
Days on Market48
Property Features for 1003 W SUMNER Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
KRB1
Rooms
Dining Room, Laundry Room
Patio and Porch features
Porch
Pets allowed
Yes
Interior features
Ceiling Fans(s), Living Room/Dining Room Combo, Walk-In Closet(s)
Exterior features
Fence
Fencing
Fenced
Basement
Unfinished
Subdivision
MATHEWS ADD RESUB
Lot features
Corner Lot
View
City
Directions
S. JOHN YOUNG, PAST 192, LEFT ON SUMNER. HOUSE IS ON THE LEFT.
Standard status
Active
APN
21-25-29-1690-000Q-0040
Size
3,496 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
MATHEWS ADDN PB A PG 06 BLK Q E 1/2 OF LOT 4
Tax Annual Amount
9525
Legal Description
MATHEWS ADDN PB A PG 06 BLK Q E 1/2 OF LOT 4
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
privacy-fenced yard
garage
additional storage
handicap-accessible layout
Building Details
Year built
2005
Floors in Building
2
Flooring type
Tile - Ceramic
Building materials
Block, Wood Siding
Roof type
Shingle
Listing Agency:
REMAX PREMIER PROPERTIES · RE/MAX International
(407) 343-4245
Listed By:
Paola Almonte · License #SL3287290
(407) 968-7511
Added: Jul 27
Changed: Aug 21
Last Checked: Sep 12 at 9:06PM
MLS# S5154497
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.
Duplex-style home offering flexible living with handicap-accessible layout. The property features six bedrooms and five and a half baths, with four bedrooms upstairs and two bedrooms downstairs. Two full kitchens create separate living spaces, with the downstairs area able to function as an in-law suite or be rented separately.
Improvements include a two-car garage, additional storage, and plenty of parking, along with a privacy-fenced yard and porch. Interior amenities include ceiling fans and a living room/dining room combo, plus walk-in closets. Construction is block with wood siding, with ceramic tile flooring and a shingle roof. Central heat and central air support year-round comfort.
Built in 2005 on a 0.25-acre lot, the home is served by public water and public sewer, with electricity available and no HOA noted. The property is located at 1003 W Sumner Street in Kissimmee, Florida, in Osceola County.
Improvements include a two-car garage, additional storage, and plenty of parking, along with a privacy-fenced yard and porch. Interior amenities include ceiling fans and a living room/dining room combo, plus walk-in closets. Construction is block with wood siding, with ceramic tile flooring and a shingle roof. Central heat and central air support year-round comfort.
Built in 2005 on a 0.25-acre lot, the home is served by public water and public sewer, with electricity available and no HOA noted. The property is located at 1003 W Sumner Street in Kissimmee, Florida, in Osceola County.
Key Highlights
- Handicap‑accessible duplex‑style layout with six bedrooms and five and a half baths
- Two full kitchens, with four bedrooms upstairs and two bedrooms downstairs
- 0.25‑acre lot with 3,496 SF living area
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
$37,068
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
5.99%
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%
$741,360
$741.4K
Cap Rate 7%
$529,543
$529.5K
Cap Rate 9%
$411,867
$411.9K
Market Conditions
NOI Build-Up for 3,496 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
$56.6K $16.20/SF
− Vacancy
−$3.7K −$1.05/SF
EGI
$53.0K $15.15/SF
− OpEx
−$15.9K −$4.54/SF
NOI
$37.1K $10.60/SF
Area
Polk County, FL
Vacancy
6.50%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
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%
$741,360
Cap Rate 7%
$529,543
Cap Rate 9%
$411,867
Alternative Uses
Best Use
Multifamily LT 5
$529.5K
$463.4K – $617.8K
NOI $37,068 @ 7.0% cap · market cap 5.99%
Second Best
Apartment 5plus
$473.1K
$413.9K – $551.9K
NOI $33,114 @ 7.0% cap · market cap 5.35%
Theoretical Best
Office A
$840.1K
$735.1K – $980.1K
NOI $58,808 @ 7.0% cap · market cap 9.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
3,747
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 Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Six-bedroom duplex-style home with two full kitchens, central HVAC, public sewer and water.
Where is this duplex located?
The property is located at 1003 W SUMNER Street Kissimmee, FL.
What is the asking price?
The asking price for this property is $619,000.
What are key features of this property?
This property features: Handicap‑accessible duplex‑style layout with six bedrooms and five and a half baths; Two full kitchens, with four bedrooms upstairs and two bedrooms downstairs; 0.25‑acre lot with 3,496 SF living area
