Retail and Office Shell
For Sale
$1,867,600
5010 Old Tampa Hwy 10 KISSIMMEE, Kissimmee, FL 34758
Under-construction single-story shell with customizable interior, fronting Old Tampa Highway near major retailers.
Property Size5,336 SF
Price / SF$350
Days on Market40
Property Features for 5010 Old Tampa Hwy 10 KISSIMMEE
General Information
Standard status
Active
Size
5,336 SF
Amenities
1
false
Public
7997
0.18
Asphalt
Stem Wall
Access Road,Private Road
5336
Building Details
Building Size
5,336 SF
Year Built
2026
Buildings
1
Stories
1
Listing Agency:
(904) 569-5862
Listed By:
Jennifer Barnett
(904) 569-5862
Source:
Movetojacksonville
Added: Jul 6
Changed: Aug 14
Last Checked: Aug 14 at 3:37AM
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 Jennifer Barnett
Investment Insights
Based on property information with market context.
Building #10 at Poinciana Exchange is currently under construction and offered for sale as a single-story retail and office building. The property is being delivered in dark gray shell condition with a fully customizable interior, providing flexibility to design the layout for the buyer’s intended use.
The Exchange is positioned at the northeast corner of Poinciana Blvd & Orange Blossom Trail and is adjacent to The Home Depot. The development is also positioned alongside Wawa, Twistee Treat, and Family Dollar, with a combined daily traffic count exceeding 49,000 cars per day. Numerous access points connect the development to surrounding roadways, and the project offers pylon sign access at the entrances. The building fronts Old Tampa Highway and sits nearest the development’s main entrance. The development is also in walking distance to the SunRail Station.
Each building is sold individually to the owner-user or investor, and the architectural design elements are available for both retail and office uses.
The Exchange is positioned at the northeast corner of Poinciana Blvd & Orange Blossom Trail and is adjacent to The Home Depot. The development is also positioned alongside Wawa, Twistee Treat, and Family Dollar, with a combined daily traffic count exceeding 49,000 cars per day. Numerous access points connect the development to surrounding roadways, and the project offers pylon sign access at the entrances. The building fronts Old Tampa Highway and sits nearest the development’s main entrance. The development is also in walking distance to the SunRail Station.
Each building is sold individually to the owner-user or investor, and the architectural design elements are available for both retail and office uses.
Key Highlights
- Under construction single‑story commercial building (Building #10) at Poinciana Exchange in Kissimmee
- Total building area of 5,336 SF on a 0.18‑acre lot (7,997 SF), with 1 building and 1 lot
- Shell condition delivery in dark gray with fully customizable interior for retail or office layouts
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
$65,553
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
3.51%
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%
$1,311,060
$1.3M
Cap Rate 7%
$936,471
$936.5K
Cap Rate 9%
$728,367
$728.4K
Market Conditions
NOI Build-Up for 5,336 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
$112.1K $21.00/SF
− Vacancy
−$24.7K −$4.62/SF
EGI
$87.4K $16.38/SF
− OpEx
−$21.9K −$4.10/SF
NOI
$65.6K $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%
$1,311,060
Cap Rate 7%
$936,471
Cap Rate 9%
$728,367
Alternative Uses
Best Use
Office B
$936.5K
$819.4K – $1.09M
NOI $65,553 @ 7.0% cap · market cap 3.51%
Second Best
Retail
$856.0K
$749.0K – $998.7K
NOI $59,923 @ 7.0% cap · market cap 3.21%
Theoretical Best
Office A
$1.28M
$1.12M – $1.50M
NOI $89,760 @ 7.0% cap · market cap 4.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 34758, FL
43,282
Population
14,977
Households
2.9
Avg Household Size
36
Median Age
18%
College-Educated
89%
High-School Grad
26.1 sq mi
ZIP Area
1,658
Density / Sq Mi
$67,128
Median Household Income
$35,057
Median Earnings
$1,780
Median Rent
$280,000
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?
Retail space - Under-construction single-story shell with customizable interior, fronting Old Tampa Highway near major retailers.
Where is this retail space located?
The property is located at 5010 Old Tampa Hwy 10 KISSIMMEE Kissimmee, FL.
What is the asking price?
The asking price for this property is $1,867,600.
What are key features of this property?
This property features: Under construction single‑story commercial building (Building #10) at Poinciana Exchange in Kissimmee; Total building area of 5,336 SF on a 0.18‑acre lot (7,997 SF), with 1 building and 1 lot; Shell condition delivery in dark gray with fully customizable interior for retail or office layouts
