Downtown Kissimmee Commercial Office
For Sale
$575,000
104 S CLYDE AVENUE, Kissimmee, FL 34741
Versatile office property in downtown Kissimmee with private parking.
Property Size1,887 SF
Price / SF$304.72
Days on Market458
Property Features for 104 S CLYDE AVENUE
General Information
Standard status
Active
Size
1,887 SF
Taxes and HOA fees
Annual Taxes
$7,574
Building Details
Year Built
1952
Listing Agency:
A PLUS REALTY LLC
Listed By:
LUIS HERNANDEZ
Source:
Corcoran
Added: Jun 5, 2025
Changed: Mar 16
Last Checked: Sep 4 at 9:01AM
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 A PLUS REALTY LLC
Investment Insights
Based on property information with market context.
This commercial property is located in Downtown Kissimmee. The property features multiple private office spaces, a spacious conference room, and a reception area. Updated restrooms are available. The property is suitable for a professional business, medical office, real estate firm, or service-oriented use. The property benefits from natural light and well-distributed workspaces. A private parking area is located in the rear. The property has visibility from Clyde Avenue and is near major roads, the courthouse, restaurants, and SunRail. The property is suitable for expanding operations or establishing a business in a high-traffic location. The property has a size of 1887 square feet.
Key Highlights
- High‑traffic location in the heart of Downtown Kissimmee, steps from major roads, the courthouse, restaurants, and SunRail.
- Versatile property suitable for various professional businesses, medical offices, real estate firms, or service‑oriented uses.
- Ready for immediate occupancy.
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
$23,712
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
4.12%
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%
$474,240
$474.2K
Cap Rate 7%
$338,743
$338.7K
Cap Rate 9%
$263,467
$263.5K
Market Conditions
NOI Build-Up for 1,887 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
$44.2K $23.40/SF
− Vacancy
−$4.6K −$2.46/SF
EGI
$39.5K $20.94/SF
− OpEx
−$15.8K −$8.38/SF
NOI
$23.7K $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%
$474,240
Cap Rate 7%
$338,743
Cap Rate 9%
$263,467
Alternative Uses
Best Use
Healthcare Medical
$338.7K
$296.4K – $395.2K
NOI $23,712 @ 7.0% cap · market cap 4.12%
Second Best
Office B
$331.2K
$289.8K – $386.4K
NOI $23,182 @ 7.0% cap · market cap 4.03%
Theoretical Best
Office A
$453.5K
$396.8K – $529.0K
NOI $31,742 @ 7.0% cap · market cap 5.52%
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Versatile office property in downtown Kissimmee with private parking.
Where is this office units located?
The property is located at 104 S CLYDE AVENUE Kissimmee, FL.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: High‑traffic location in the heart of Downtown Kissimmee, steps from major roads, the courthouse, restaurants, and SunRail.; Versatile property suitable for various professional businesses, medical offices, real estate firms, or service‑oriented uses.; Ready for immediate occupancy.
