Two-Tenant Office
For Sale
$600,000
1211 12TH Street, Saint Cloud, FL 34769
Commercial Sale, ST CLOUD, FL
Property Size2,346 SF
Lot Size0.17 Acres
Price / SF$255.75
Days on Market92
Property Features for 1211 12TH Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
SCB1
Subdivision
ST CLOUD 2ND TOWN OF
Lot features
City Limits, Sidewalk
Directions
US 192(aka 13th Street) to north on New York Avenue, right 12th Street. Property on right.
Standard status
Active
APN
01-26-30-0001-0220-0220
Size
2,346 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ST CLOUD PB B PG 34 BLK 220 LOT 22 & E 80 FT LOTS 23 & 24 2/26/30
Tax Annual Amount
8359
Legal Description
ST CLOUD PB B PG 34 BLK 220 LOT 22 & E 80 FT LOTS 23 & 24 2/26/30
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1974
Floors in Building
1
Flooring type
Carpet, Tile
Building materials
Block
Listing Agency:
FLORIDA REALTY RESULTS LLC
(407) 498-3838
Listed By:
Tim St. Gordon · License #BK524645
(407) 343-8137
Added: Jun 11
Changed: Aug 20
Last Checked: Sep 10 at 8:06PM
MLS# S5151727
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 2,346-square-foot office building sits on a 0.17-acre parcel in the downtown business district. The property was built in 1974 and features block construction, carpet and tile flooring, central air, and electric heating. The roof and AC were completed within 5 years. Two tenants are currently in place under leases.
The property includes 8 on-site parking spaces, with additional street parking and a public parking lot within one block. It is served by public water, public sewer, and available electricity. Zoning is SCB1, and the building is located at 1211 12TH Street in St. Cloud, Florida.
The property includes 8 on-site parking spaces, with additional street parking and a public parking lot within one block. It is served by public water, public sewer, and available electricity. Zoning is SCB1, and the building is located at 1211 12TH Street in St. Cloud, Florida.
Key Highlights
- 2,346‑square‑foot office building on 0.17 acres
- Two tenants in place with leases
- Roof and AC completed within 5 years
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
$35,049
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
5.84%
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%
$700,980
$701.0K
Cap Rate 7%
$500,700
$500.7K
Cap Rate 9%
$389,433
$389.4K
Market Conditions
NOI Build-Up for 2,346 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
$56.3K $24.00/SF
− Vacancy
−$9.6K −$4.08/SF
EGI
$46.7K $19.92/SF
− OpEx
−$11.7K −$4.98/SF
NOI
$35.0K $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%
$700,980
Cap Rate 7%
$500,700
Cap Rate 9%
$389,433
Alternative Uses
Best Use
Office B
$500.7K
$438.1K – $584.2K
NOI $35,049 @ 7.0% cap · market cap 5.84%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$725.4K
$634.7K – $846.3K
NOI $50,779 @ 7.0% cap · market cap 8.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Downtown office property with leased occupancy, recent roof and AC improvements, and 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: 2,346‑square‑foot office building on 0.17 acres; Two tenants in place with leases; Roof and AC completed within 5 years
