Corner Lot Block
For Sale
$525,000
Pending
1321 LOUISIANA Avenue, Saint Cloud, FL 34769
Commercial Sale, ST CLOUD, FL
Property Size2,699 SF
Lot Size0.34 Acres
Days on Market186
Property Features for 1321 LOUISIANA Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
SHB
Subdivision
ST CLOUD 2ND TOWN OF
Lot features
Corner Lot, City Limits, Paved
Directions
FROM THE TURNPIKE, GO EAST ON US 192 INTO ST. CLOUD, TURN RIGHT AT LOUISIANA AVENUE. PROPERTY ON LEFT CORNER OF 14TH STREET & LOUISIANA AVENUE.
Standard status
Pending
APN
01-26-30-0001-0259-0130
Size
2,699 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ST CLOUD PB B PG 34 BLK 259 LOTS 13-15 10/26/30 AND ST CLOUD PB B PG 34 BLK 259 LOT 16 10/26/30
Tax Annual Amount
3076
Legal Description
ST CLOUD PB B PG 34 BLK 259 LOTS 13-15 10/26/30 AND ST CLOUD PB B PG 34 BLK 259 LOT 16 10/26/30
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1971
Floors in Building
1
Building materials
Block
Roof type
Shingle
Listing Agency:
FLORIDA REALTY RESULTS LLC
(407) 498-3838
Listed By:
Tim St. Gordon · License #BK524645
(407) 498-3838
Added: Feb 27
Changed: Aug 19
Last Checked: Sep 1 at 6:06PM
MLS# S5144639
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 well-constructed block structure is located on a corner lot and is currently used as a home with four bedrooms and three full bathrooms. The property also includes a 30' x 30' attached garage. Two lots are being sold together, creating approximately a 100' x 150' combined lot configuration.
The property is identified under highway business zoning and is located just off US 192 in the city of St. Cloud. City water and sewer are available at the site.
With highway business zoning, many uses may be allowable for this site. The listing includes a total building size of 2,699 square feet.
The property is identified under highway business zoning and is located just off US 192 in the city of St. Cloud. City water and sewer are available at the site.
With highway business zoning, many uses may be allowable for this site. The listing includes a total building size of 2,699 square feet.
Key Highlights
- Highway business zoning just off US 192 in the City of St. Cloud
- Two lots being sold together for a combined 100' x 150' corner lot
- 1971 block structure with central heating and central A/C
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
$33,145
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
6.31%
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%
$662,900
$662.9K
Cap Rate 7%
$473,500
$473.5K
Cap Rate 9%
$368,278
$368.3K
Market Conditions
NOI Build-Up for 2,699 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
$64.5K $23.88/SF
− Vacancy
−$4.2K −$1.55/SF
EGI
$60.3K $22.33/SF
− OpEx
−$27.1K −$10.05/SF
NOI
$33.1K $12.28/SF
Area
Osceola County, FL
Vacancy
6.50%
Lease Rate
$23.88 /SF/Yr
Expense Ratio
45.00%
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%
$662,900
Cap Rate 7%
$473,500
Cap Rate 9%
$368,278
Alternative Uses
Best Use
Apartment 5plus
$473.5K
$414.3K – $552.4K
NOI $33,145 @ 7.0% cap · market cap 6.31%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$834.6K
$730.3K – $973.7K
NOI $58,420 @ 7.0% cap · market cap 11.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
818
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Well-constructed block structure with attached 30' x 30' garage on a corner lot with city water and sewer.
Where is this commercial land located?
The property is located at 1321 LOUISIANA Avenue Saint Cloud, FL.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Highway business zoning just off US 192 in the City of St. Cloud; Two lots being sold together for a combined 100' x 150' corner lot; 1971 block structure with central heating and central A/C
