Storefront Commercial
For Sale
$299,990
2666 Simpson Road, Kissimmee, FL 34744
Commercial space with central air, OPD zoning, and convenient access to major highways.
Property Size1,056 SF
Price / SF$284.08
Days on Market1362
Property Features for 2666 Simpson Road
General Information
Standard status
Active
Size
1,056 SF
Property subtype
Commercial Sale / Mixed Use
Zoning
OPD
Net Operating Income
$18,775
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$2,225
Amenities
Central Air
No
Square Feet
Shingle
One
1
Slab
Block
Building Details
Year Built
2006
Listing Agency:
DINA REALTY GROUP, INC.
(407) 933-7222
Listed By:
Dina Recio · License #618682
(407) 933-7222
Source:
Compass
Added: Dec 8, 2022
Changed: Aug 29
Last Checked: Aug 31 at 12:59AM
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 DINA REALTY GROUP, INC.
Investment Insights
Based on property information with market context.
This 1,056-square-foot commercial unit at 2666 Simpson Road provides a storefront setting with central air and OPD zoning. The property was built in 2006 and is suited to a range of commercial operations supported by its location and configuration.
The unit sits within a busy shopping center area near Lake Nona, a major hospital, and prominent schools. Access is available to Highway 192, the Turnpike, and I-4, while Unit 2664 is also offered for sale for an adjoining acquisition opportunity.
The unit sits within a busy shopping center area near Lake Nona, a major hospital, and prominent schools. Access is available to Highway 192, the Turnpike, and I-4, while Unit 2664 is also offered for sale for an adjoining acquisition opportunity.
Key Highlights
- 1,056 SF commercial storefront unit
- OPD zoning
- Central air conditioning
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
$11,859
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
3.95%
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%
$237,180
$237.2K
Cap Rate 7%
$169,414
$169.4K
Cap Rate 9%
$131,767
$131.8K
Market Conditions
NOI Build-Up for 1,056 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
$18.4K $17.40/SF
− Vacancy
−$1.4K −$1.36/SF
EGI
$16.9K $16.04/SF
− OpEx
−$5.1K −$4.81/SF
NOI
$11.9K $11.23/SF
Area
Polk County, FL
Vacancy
7.80%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$237,180
Cap Rate 7%
$169,414
Cap Rate 9%
$131,767
Alternative Uses
Best Use
Retail
$169.4K
$148.2K – $197.7K
NOI $11,859 @ 7.0% cap · market cap 3.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$253.8K
$222.1K – $296.1K
NOI $17,764 @ 7.0% cap · market cap 5.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
501
Businesses Nearby
145k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 46%
Groceries 28%
Dining 22%
Electronics 3%
Publix
Groceries
40,137 visits/mo
0.2 miles
McDonald's
Dining
30,999 visits/mo
0.3 miles
Dollar Tree
Shops & Services
19,474 visits/mo
0.1 miles
Circle K
Shops & Services
13,049 visits/mo
0.2 miles
Chevron
Shops & Services
7,745 visits/mo
0.3 miles
Demographics for 34744, FL
59,232
Population
22,800
Households
2.6
Avg Household Size
38
Median Age
26%
College-Educated
87%
High-School Grad
33.3 sq mi
ZIP Area
1,779
Density / Sq Mi
$69,837
Median Household Income
$35,174
Median Earnings
$1,426
Median Rent
$326,700
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercial space with central air, OPD zoning, and convenient access to major highways.
Where is this storefront property located?
The property is located at 2666 Simpson Road Kissimmee, FL.
What is the asking price?
The asking price for this property is $299,990.
What are key features of this property?
This property features: 1,056 SF commercial storefront unit; OPD zoning; Central air conditioning
