Turnkey Second-Floor Office
For Sale
$164,990
1400 W OAK STREET #F, Kissimmee, FL 34741
Move-in ready, fully furnished second-floor office with reception space, private restroom, and upgraded interiors for immediate operations.
Property Size975 SF
Price / SF$169.22
Days on Market71
Property Features for 1400 W OAK STREET #F
General Information
Standard status
Active
Size
975 SF
Property subtype
Mixed Use
Additional Details
Business Included
Yes
Amenities
0.02 acres
Public Sewer
Additional parcels description:, Parcel Number: 21-25-29-2356-0001-0D20, Public Survey Range: 29E, Public Survey Section: 21, Annual Amount: $1,801.04, Tax Block: 1, Tax Book Number: 2-165, Legal Description: 1400 WEST OAK CONDO CB 2 PG 165 UNIT D2, Year: 2025, Zoning: KB5
Central Air
Central
Listing ID: MFRS5152298, Standard Status: Active, MLS Status: Active, Property Subtype: Mixed Use, On market as of 2026-06-23, 59 days on market, Special Conditions: None
Built in 1990, Living area: 975, Living area units: Square Feet, 1 storey, Construction Materials: Block, Stucco
Subdivision: 1400 W OAK CONDO, MLS Area (Major): 34741 - Kissimmee (Downtown East), County/Parish: Osceola
Sidewalks
Public, Water Source: Private
Slab
Allowed: No
Frontage Type: Access Road, City Street, Road Surface: Asphalt
Microwave, Refrigerator
Building Details
Year Built
1990
Listing Agency:
ROAD HOUSE REALTY INC.
(407) 392-4663
Listed By:
Licinio Brizzio · License #696749
Source:
Miharaandassociates
Added: Jun 23
Changed: Aug 31
Last Checked: Aug 31 at 1:38PM
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 ROAD HOUSE REALTY INC.
Investment Insights
Based on property information with market context.
This upgraded second-floor office condo is move-in ready and fully furnished for immediate occupancy. The space includes a welcoming reception area, a private restroom, and a convenient microwave station for staff use. Multiple offices are finished with elegant crown molding, creating a polished, professional environment throughout. The unit comes completely furnished with desks, chairs, filing cabinets, and storage, supporting a smooth transition for a small team or solo professional.
The building is located off busy John Young Parkway, providing convenient access for clients and employees. The US Post Office is directly across the street, supporting day-to-day mailing and shipping needs. The area also offers proximity to historic downtown Kissimmee and a broader mix of services and amenities, including major hospitals, diverse restaurants, Orlando International Airport, and The Loop shopping center with more than 40 stores and 10+ restaurants.
For attorneys, accountants, consultants, and service-based businesses, the layout is designed for practical day-to-day use without requiring additional furniture or build-out time. With the turnkey furnishings and functional office configuration already in place, the property supports an efficient start for organizations looking for a ready-to-work office environment.
The building is located off busy John Young Parkway, providing convenient access for clients and employees. The US Post Office is directly across the street, supporting day-to-day mailing and shipping needs. The area also offers proximity to historic downtown Kissimmee and a broader mix of services and amenities, including major hospitals, diverse restaurants, Orlando International Airport, and The Loop shopping center with more than 40 stores and 10+ restaurants.
For attorneys, accountants, consultants, and service-based businesses, the layout is designed for practical day-to-day use without requiring additional furniture or build-out time. With the turnkey furnishings and functional office configuration already in place, the property supports an efficient start for organizations looking for a ready-to-work office environment.
Key Highlights
- Turnkey, move‑in‑ready second‑floor office condo with 1990 year built in an established commercial building
- Fully furnished interior with desks, chairs, filing cabinets, and storage for immediate business operations
- Includes a reception area, multiple upgraded offices with crown molding, and a private restroom plus microwave station
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
$11,978
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
7.26%
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%
$239,560
$239.6K
Cap Rate 7%
$171,114
$171.1K
Cap Rate 9%
$133,089
$133.1K
Market Conditions
NOI Build-Up for 975 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
$20.5K $21.00/SF
− Vacancy
−$4.5K −$4.62/SF
EGI
$16.0K $16.38/SF
− OpEx
−$4.0K −$4.10/SF
NOI
$12.0K $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%
$239,560
Cap Rate 7%
$171,114
Cap Rate 9%
$133,089
Alternative Uses
Best Use
Office B
$171.1K
$149.7K – $199.6K
NOI $11,978 @ 7.0% cap · market cap 7.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$234.3K
$205.0K – $273.4K
NOI $16,401 @ 7.0% cap · market cap 9.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,411
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Move-in ready, fully furnished second-floor office with reception space, private restroom, and upgraded interiors for immediate operations.
Where is this office units located?
The property is located at 1400 W OAK STREET #F Kissimmee, FL.
What is the asking price?
The asking price for this property is $164,990.
What are key features of this property?
This property features: Turnkey, move‑in‑ready second‑floor office condo with 1990 year built in an established commercial building; Fully furnished interior with desks, chairs, filing cabinets, and storage for immediate business operations; Includes a reception area, multiple upgraded offices with crown molding, and a private restroom plus microwave station
