Two-Unit Storefront
For Sale
$569,000
1503 MAIN STREET, Kissimmee, FL 34744
Two currently leased units are complemented by a paved rear parking lot.
Property Size2,944 SF
Price / SF$193.27
Days on Market114
Property Features for 1503 MAIN STREET
General Information
Standard status
Active
Size
2,944 SF
Property subtype
Office
Occupancy
100%
Taxes and HOA fees
Annual Taxes
$4,184
Amenities
Window/Wall Unit
3
72x99
County Road, Asphalt.
Building Details
Year Built
1960
Buildings
1
Tenancy
Multi
Listing Agency:
CLARK INVESTMENT PROPERTIES
(407) 933-4499
Listed By:
Renee Clark · License #577612
Source:
Xome
Added: May 9
Changed: Aug 28
Last Checked: Aug 29 at 5:58AM
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 CLARK INVESTMENT PROPERTIES
Investment Insights
Based on property information with market context.
This storefront property was built in 1960 and contains two separate units. Both units are currently rented, providing an established occupancy profile for the building. The property also includes the paved lot directly behind the structure, adding dedicated parking to the site.
The asset is located at 1503 N MAIN in Kissimmee, Florida. Walk Score is 0, Bike Score is 45, and Transit Score is 29, reflecting a car-dependent setting with some bicycle and transit access.
The asset is located at 1503 N MAIN in Kissimmee, Florida. Walk Score is 0, Bike Score is 45, and Transit Score is 29, reflecting a car-dependent setting with some bicycle and transit access.
Key Highlights
- Two‑unit storefront property with both units currently rented
- Paved parking lot included on the lot behind the building
- Built in 1960
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
$33,061
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
5.81%
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%
$661,220
$661.2K
Cap Rate 7%
$472,300
$472.3K
Cap Rate 9%
$367,344
$367.3K
Market Conditions
NOI Build-Up for 2,944 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
$51.2K $17.40/SF
− Vacancy
−$4.0K −$1.36/SF
EGI
$47.2K $16.04/SF
− OpEx
−$14.2K −$4.81/SF
NOI
$33.1K $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%
$661,220
Cap Rate 7%
$472,300
Cap Rate 9%
$367,344
Alternative Uses
Best Use
Retail
$472.3K
$413.3K – $551.0K
NOI $33,061 @ 7.0% cap · market cap 5.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$707.5K
$619.0K – $825.4K
NOI $49,523 @ 7.0% cap · market cap 8.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,607
Businesses Nearby
81k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 52%
Dining 22%
Apparel 20%
Home Improvements & Furnishings 5%
Ross Dress for Less
Apparel
16,012 visits/mo
0.1 miles
Chase Bank
Shops & Services
12,490 visits/mo
0.1 miles
Popeyes Louisiana Kitchen
Dining
7,693 visits/mo
0.3 miles
Shell
Shops & Services
6,663 visits/mo
0.4 miles
Arby's
Dining
4,237 visits/mo
0.2 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 - Two currently leased units are complemented by a paved rear parking lot.
Where is this storefront property located?
The property is located at 1503 MAIN STREET Kissimmee, FL.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: Two‑unit storefront property with both units currently rented; Paved parking lot included on the lot behind the building; Built in 1960
