Business Office Suite with
For Sale
$400,000
107 E 13TH Street, Saint Cloud, FL 34769
SINGLE_FAMILY - ST CLOUD, FL
Property Size1,000 SF
Lot Size0.02 Acres
Price / SF$400
Days on Market151
Property Features for 107 E 13TH Street
General Information
Property type
Residential
Property subtype
Office
Zoning
SPUD
Window features
Tinted Windows, Blinds
Subdivision
EAST ST CLOUD COMMERCE CENTER
Directions
Take 192 East, take a right into the Commerce Park, unit is 4th door, unit 107
Standard status
Active
APN
12-26-30-0501-0001-0040
Size
1,000 SF
Lot size
0.02 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
EAST SAINT CLOUD COMMERCE CENTER PB 17 PGS 118-119 UNIT 4
Tax Annual Amount
1762
Legal Description
EAST SAINT CLOUD COMMERCE CENTER PB 17 PGS 118-119 UNIT 4
Utilities
Sewer type
Private Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2005
Number of units
23
Flooring type
Tile, Hardwood
Building materials
Stucco
Roof type
Metal
Listing Agency:
GETMOREOFFERS
(727) 942-2929
Listed By:
Keith Gordon · License #B26055813
(727) 610-8041
Added: Mar 20
Changed: Jul 29
Last Checked: Aug 17 at 3:06AM
MLS# TB8488937
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 custom-built business office suite offers approximately 1,000 square feet of space arranged with a front reception, two offices, a storage room, and a bathroom. The interior features custom entry walls and interior columns, along with crown molding and chair railing throughout. The reception area includes a custom alder desk and counters with marble and granite tops, complemented by two-tone paint finishes.
The East St. Cloud Commerce Center is located on the east end of busy Highway 192 in St. Cloud, Florida. The property is zoned SPUD and is offered for sale.
The layout supports a professional front office experience with dedicated private offices behind the reception area, while keeping additional storage and a bathroom on-site for day-to-day operations.
The East St. Cloud Commerce Center is located on the east end of busy Highway 192 in St. Cloud, Florida. The property is zoned SPUD and is offered for sale.
The layout supports a professional front office experience with dedicated private offices behind the reception area, while keeping additional storage and a bathroom on-site for day-to-day operations.
Key Highlights
- 2005‑built commercial unit with 1,000 sq ft of business office space
- Office layout includes a front reception, two offices, a storage room, and a bathroom
- Custom features include entry walls and interior columns
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
$14,940
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
3.74%
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%
$298,800
$298.8K
Cap Rate 7%
$213,429
$213.4K
Cap Rate 9%
$166,000
$166.0K
Market Conditions
NOI Build-Up for 1,000 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
$24.0K $24.00/SF
− Vacancy
−$4.1K −$4.08/SF
EGI
$19.9K $19.92/SF
− OpEx
−$5.0K −$4.98/SF
NOI
$14.9K $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%
$298,800
Cap Rate 7%
$213,429
Cap Rate 9%
$166,000
Alternative Uses
Best Use
Office B
$213.4K
$186.8K – $249.0K
NOI $14,940 @ 7.0% cap · market cap 3.74%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$309.2K
$270.6K – $360.8K
NOI $21,645 @ 7.0% cap · market cap 5.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
595
Businesses Nearby
Explore this area
Business Placement
Demographics for 34769, FL
27,594
Population
11,070
Households
2.5
Avg Household Size
40
Median Age
24%
College-Educated
89%
High-School Grad
10.6 sq mi
ZIP Area
2,603
Density / Sq Mi
$58,764
Median Household Income
$35,776
Median Earnings
$1,400
Median Rent
$271,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Office suite includes a front reception, two offices, storage room, and bathroom within a custom-built interior.
Where is this office units located?
The property is located at 107 E 13TH Street Saint Cloud, FL.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 2005‑built commercial unit with 1,000 sq ft of business office space; Office layout includes a front reception, two offices, a storage room, and a bathroom; Custom features include entry walls and interior columns
