Freestanding Professional
For Sale
$390,000
111 S RANDOLPH AVENUE, Kissimmee, FL 34741
Move-in-ready office with multiple private offices, two restrooms, kitchenette, and ample on-site parking.
Property Size1,468 SF
Price / SF$265.67
Days on Market56
Property Features for 111 S RANDOLPH AVENUE
General Information
Standard status
Active
Size
1,468 SF
Property subtype
Office
Amenities
0.18 acres, Dimensions: 77.08x100
Shingle
Additional parcels description:, Parcel Number: 21-25-29-1998-0001-0010, Public Survey Range: 29E, Public Survey Section: 21, Annual Amount: $5,147.72, Tax Block: 1, Tax Book Number: 14-76, Legal Description: RANDOLPH AVENUE REPLAT PB 14 PG 76 LOT 1, Lot: 1, Year: 2025, Zoning: KRB1
Central Air
Listing ID: MFRO6423025, Standard Status: Active, MLS Status: Active, Property Subtype: Office, On market as of 2026-07-07, 7 days on market, Special Conditions: None
Built in 1920, Living area: 1278, Living area units: Square Feet, 1 storey, Construction Materials: Vinyl Siding, Frame
Subdivision: RANDOLPH AVE REP, MLS Area (Major): 34741 - Kissimmee (Downtown East), County/Parish: Osceola
Service - 110 Volts
Slab
Frontage Type: City Street, Road Surface: Asphalt
Building Details
Year Built
1920
Listing Agency:
CENTURY 21 CARIOTI
(407) 573-2121
Listed By:
Miguel Osorio · License #3310732
Source:
Miharaandassociates
Added: Jul 7
Changed: Aug 28
Last Checked: Aug 30 at 5:47PM
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 CENTURY 21 CARIOTI
Investment Insights
Based on property information with market context.
Freestanding professional office offered for sale with a well-designed interior layout that includes multiple private offices, two restrooms, and a kitchenette. The property also features ample on-site parking, supporting convenient day-to-day access for employees and clients.
Located in Downtown Kissimmee, the building is just minutes from the Osceola County Courthouse, government offices, restaurants, and major roadways, making it well-suited for professional service teams that regularly meet with clients.
Recent improvements include a new roof installed in 2025. With its flexible configuration, the space can accommodate a range of professional services, including legal, accounting, insurance, medical, and real estate uses.
Located in Downtown Kissimmee, the building is just minutes from the Osceola County Courthouse, government offices, restaurants, and major roadways, making it well-suited for professional service teams that regularly meet with clients.
Recent improvements include a new roof installed in 2025. With its flexible configuration, the space can accommodate a range of professional services, including legal, accounting, insurance, medical, and real estate uses.
Key Highlights
- Freestanding professional office built in 1920 in Downtown Kissimmee
- Move‑in‑ready layout with multiple private offices, two restrooms, and a kitchenette
- New roof installed in 2025
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
$18,034
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
4.62%
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%
$360,680
$360.7K
Cap Rate 7%
$257,629
$257.6K
Cap Rate 9%
$200,378
$200.4K
Market Conditions
NOI Build-Up for 1,468 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
$30.8K $21.00/SF
− Vacancy
−$6.8K −$4.62/SF
EGI
$24.0K $16.38/SF
− OpEx
−$6.0K −$4.10/SF
NOI
$18.0K $12.29/SF
Area
Polk County, FL
Vacancy
22.00%
Lease Rate
$21.00 /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%
$360,680
Cap Rate 7%
$257,629
Cap Rate 9%
$200,378
Alternative Uses
Best Use
Office B
$257.6K
$225.4K – $300.6K
NOI $18,034 @ 7.0% cap · market cap 4.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$352.8K
$308.7K – $411.6K
NOI $24,694 @ 7.0% cap · market cap 6.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,221
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
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Frequently Asked Questions
What type of property is this?
Office units - Move-in-ready office with multiple private offices, two restrooms, kitchenette, and ample on-site parking.
Where is this office units located?
The property is located at 111 S RANDOLPH AVENUE Kissimmee, FL.
What is the asking price?
The asking price for this property is $390,000.
What are key features of this property?
This property features: Freestanding professional office built in 1920 in Downtown Kissimmee; Move‑in‑ready layout with multiple private offices, two restrooms, and a kitchenette; New roof installed in 2025
