Downtown Professional Office
For Sale
$600,000
1211 12th Street, Saint Cloud, FL 34769
Well-kept downtown office building with rooftop HVAC and two tenants in place plus on-site parking.
Property Size2,427 SF
Price / SF$247.22
Days on Market111
Property Features for 1211 12th Street
General Information
Standard status
Active
Size
2,427 SF
Total Parking Spaces
8
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$8,359
Amenities
Central Air
3
Building Details
Year Built
1974
Stories
1
Tenancy
Multi
Listing Agency:
FLORIDA REALTY RESULTS LLC
(407) 498-3838
Listed By:
Tim St. Gordon · License #BK524645
Source:
Xome
Added: May 5
Changed: Aug 12
Last Checked: Aug 23 at 3:33AM
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 FLORIDA REALTY RESULTS LLC
Investment Insights
Based on property information with market context.
This is a professional office building in the downtown business district. The property is described as very good condition, and the roof and AC were completed within the last five years. The building currently has two tenants in place with leases.
Parking is available on site with eight spaces, with additional parking supported by street parking and a public parking lot located within one block. The property’s setting in the downtown business district in the City of St. Cloud positions it for day-to-day office use.
For prospective buyers, this configuration offers an established office setting with two existing tenants under lease. The combination of recent roof and HVAC updates and on-site parking supports continued operation for an owner-operator or investor seeking a straightforward office asset.
Parking is available on site with eight spaces, with additional parking supported by street parking and a public parking lot located within one block. The property’s setting in the downtown business district in the City of St. Cloud positions it for day-to-day office use.
For prospective buyers, this configuration offers an established office setting with two existing tenants under lease. The combination of recent roof and HVAC updates and on-site parking supports continued operation for an owner-operator or investor seeking a straightforward office asset.
Key Highlights
- Professional office building in the downtown business district in the City of St. Cloud
- Roof and AC upgrades completed within the last 5 years
- Two tenants in place with active leases
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
$36,259
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
6.04%
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%
$725,180
$725.2K
Cap Rate 7%
$517,986
$518.0K
Cap Rate 9%
$402,878
$402.9K
Market Conditions
NOI Build-Up for 2,427 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
$58.2K $24.00/SF
− Vacancy
−$9.9K −$4.08/SF
EGI
$48.3K $19.92/SF
− OpEx
−$12.1K −$4.98/SF
NOI
$36.3K $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%
$725,180
Cap Rate 7%
$517,986
Cap Rate 9%
$402,878
Alternative Uses
Best Use
Office B
$518.0K
$453.2K – $604.3K
NOI $36,259 @ 7.0% cap · market cap 6.04%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$750.5K
$656.7K – $875.5K
NOI $52,532 @ 7.0% cap · market cap 8.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,001
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 building - Well-kept downtown office building with rooftop HVAC and two tenants in place plus on-site parking.
Where is this office building located?
The property is located at 1211 12th Street Saint Cloud, FL.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Professional office building in the downtown business district in the City of St. Cloud; Roof and AC upgrades completed within the last 5 years; Two tenants in place with active leases
