Renovated Office
For Sale
$369,000
808 Mabbette St, Kissimmee, FL 34741
Functional layout includes private offices, reception, conference, kitchen, and bathroom areas for professional users.
Property Size832 SF
Price / SF$443.51
Days on Market61
Property Features for 808 Mabbette St
General Information
Standard status
Active
Size
832 SF
Total Parking Spaces
6
Amenities
private offices
reception area
conference room
full kitchen
full bathroom
Building Details
Year Built
1912
Listing Agency:
CENTURY 21 WOLF'S CROSSING REALTY
Listed By:
Fernando Homs · License #3159618
(407) 873-9370
Source:
Livewelltampabay
Added: Aug 4
Changed: Oct 3
Last Checked: Oct 2 at 10:52PM
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 WOLF'S CROSSING REALTY
Investment Insights
Based on property information with market context.
Originally built in 1912 and fully renovated, this office building offers a practical arrangement for professional operations. The interior includes two private offices, a reception area, conference room, full kitchen, and full bathroom. Six dedicated parking spaces are located at the rear of the building, adding convenient on-site parking for occupants and visitors.
The property is at 808 Mabbette Street in Kissimmee, near the Osceola County Courthouse, Clerk of Court, and City Hall. Zoning is KB5, and the combination of private office, meeting, reception, and support areas provides a clearly defined workplace configuration.
The property is at 808 Mabbette Street in Kissimmee, near the Osceola County Courthouse, Clerk of Court, and City Hall. Zoning is KB5, and the combination of private office, meeting, reception, and support areas provides a clearly defined workplace configuration.
Key Highlights
- Fully renovated office building originally constructed in 1912
- Two private offices, reception area, conference room, full kitchen, and full bathroom
- Six dedicated parking spaces positioned at the rear of the building
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
$12,430
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
3.37%
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%
$248,600
$248.6K
Cap Rate 7%
$177,571
$177.6K
Cap Rate 9%
$138,111
$138.1K
Market Conditions
NOI Build-Up for 832 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
$20.0K $24.00/SF
− Vacancy
−$3.4K −$4.08/SF
EGI
$16.6K $19.92/SF
− OpEx
−$4.1K −$4.98/SF
NOI
$12.4K $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%
$248,600
Cap Rate 7%
$177,571
Cap Rate 9%
$138,111
Alternative Uses
Best Use
Office B
$177.6K
$155.4K – $207.2K
NOI $12,430 @ 7.0% cap · market cap 3.37%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$257.3K
$225.1K – $300.2K
NOI $18,009 @ 7.0% cap · market cap 4.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
3,292
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
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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 - Functional layout includes private offices, reception, conference, kitchen, and bathroom areas for professional users.
Where is this office building located?
The property is located at 808 Mabbette St Kissimmee, FL.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: Fully renovated office building originally constructed in 1912; Two private offices, reception area, conference room, full kitchen, and full bathroom; Six dedicated parking spaces positioned at the rear of the building
