Duplex with Separate Living
For Sale
$619,000
1003 W SUMNER STREET, Kissimmee, FL 34741
Duplex-style home in T4-R zoning with a handicap-accessible layout and two full kitchens for flexible living or rental.
Property Size3,496 SF
Price / SF$177.06
Days on Market29
Property Features for 1003 W SUMNER STREET
General Information
Standard status
Active
Size
3,496 SF
Property subtype
Duplex
Zoning
T4-R
Building Details
Year Built
2005
Listing Agency:
REMAX PREMIER PROPERTIES
(407) 343-4245
Listed By:
Paola Almonte · License #3287290
Source:
Dennisrealty
Added: Jul 27
Changed: Aug 24
Last Checked: Aug 24 at 6:25AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of REMAX PREMIER PROPERTIES
Investment Insights
Based on property information with market context.
This duplex-style home offers flexible living with two separate full-kitchen setups and a handicap-accessible layout. The configuration includes 6 bedrooms and 5.5 bathrooms, with 4 bedrooms upstairs and 2 bedrooms downstairs. With two full kitchens, the downstairs portion can function as an in-law suite or be rented separately while the owner occupies the other side.
Additional amenities include a 2-car garage, extra storage, and plenty of parking, including space for a boat. The property also features a privacy-fenced yard and no HOA. Built in 2005, the home provides approximately 3,496 SF of living space and is located in the heart of downtown Kissimmee, zoned T4-R (City of Kissimmee).
Additional amenities include a 2-car garage, extra storage, and plenty of parking, including space for a boat. The property also features a privacy-fenced yard and no HOA. Built in 2005, the home provides approximately 3,496 SF of living space and is located in the heart of downtown Kissimmee, zoned T4-R (City of Kissimmee).
Key Highlights
- Approximately 3,496 SF duplex‑style home built in 2005
- 6 bedrooms and 5.5 bathrooms with 4 upstairs and 2 downstairs
- Two full kitchens for separate living arrangements
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
Property Profile
Current Use
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex-style home in T4-R zoning with a handicap-accessible layout and two full kitchens for flexible living or rental.
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: Approximately 3,496 SF duplex‑style home built in 2005; 6 bedrooms and 5.5 bathrooms with 4 upstairs and 2 downstairs; Two full kitchens for separate living arrangements
