Well-Maintained Income
For Sale
$849,000
Pending
163 IVY Ln 4, Kissimmee, FL 34743
Four individually metered units offer tenant-paid utilities and updated key systems for a straightforward multifamily investment.
Property Size4,560 SF
Days on Market53
Property Features for 163 IVY Ln 4
General Information
Standard status
Pending
Size
4,560 SF
Property subtype
Investment
Additional Details
Highway Access
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$12,054
Building Details
Building Size
4,560 SF
Year Built
2004
Listing Agency:
JOSH REALTY, INC.
(954) 445-0408
Listed By:
Cheriyan Chacko · License #675786
(954) 445-0408
Source:
Elliman
Added: Jun 18
Changed: Aug 8
Last Checked: Jul 23 at 8:17AM
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 JOSH REALTY, INC.
Investment Insights
Based on property information with market context.
This well-maintained income-producing quadplex features four spacious units with 2 bedrooms and 2.5 bathrooms each. Recent improvements include a brand-new roof and three new A/C units, adding short-term resiliency to the property’s major systems. The units are individually metered, with tenants responsible for their own utilities, which can simplify operational management and help keep expenses more predictable.
Located on Ivy Lane in Kissimmee, FL, the property is positioned in a car-dependent area with convenient access to major highways. Nearby amenities include shopping, restaurants, schools, and local attractions, supporting day-to-day convenience for residents.
For investors or operators seeking a small-balance multifamily asset, the quadplex configuration provides multiple income streams within a single property footprint. The combination of updated roofing, multiple newer A/C units, and individually metered utility setups can be attractive for buyers looking for a manageable, turn-key residential income platform. Schedule a showing to review the layouts and updates firsthand.
Located on Ivy Lane in Kissimmee, FL, the property is positioned in a car-dependent area with convenient access to major highways. Nearby amenities include shopping, restaurants, schools, and local attractions, supporting day-to-day convenience for residents.
For investors or operators seeking a small-balance multifamily asset, the quadplex configuration provides multiple income streams within a single property footprint. The combination of updated roofing, multiple newer A/C units, and individually metered utility setups can be attractive for buyers looking for a manageable, turn-key residential income platform. Schedule a showing to review the layouts and updates firsthand.
Key Highlights
- 2004‑built quadplex with 4 units on Ivy Lane
- All units have 2 bedrooms and 2.5 bathrooms
- Each unit is individually metered with tenant‑paid utilities
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
$48,349
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
5.69%
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%
$966,980
$967.0K
Cap Rate 7%
$690,700
$690.7K
Cap Rate 9%
$537,211
$537.2K
Market Conditions
NOI Build-Up for 4,560 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
$73.9K $16.20/SF
− Vacancy
−$4.8K −$1.05/SF
EGI
$69.1K $15.15/SF
− OpEx
−$20.7K −$4.54/SF
NOI
$48.3K $10.60/SF
Area
Polk County, FL
Vacancy
6.50%
Lease Rate
$16.20 /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%
$966,980
Cap Rate 7%
$690,700
Cap Rate 9%
$537,211
Alternative Uses
Best Use
Multifamily LT 5
$690.7K
$604.4K – $805.8K
NOI $48,349 @ 7.0% cap · market cap 5.69%
Second Best
Apartment 5plus
$617.0K
$539.9K – $719.9K
NOI $43,192 @ 7.0% cap · market cap 5.09%
Theoretical Best
Office A
$1.10M
$958.8K – $1.28M
NOI $76,706 @ 7.0% cap · market cap 9.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
500
Businesses Nearby
Explore this area
Business Placement
Demographics for 34743, FL
38,454
Population
13,307
Households
2.9
Avg Household Size
39
Median Age
20%
College-Educated
85%
High-School Grad
6.9 sq mi
ZIP Area
5,573
Density / Sq Mi
$59,186
Median Household Income
$34,640
Median Earnings
$1,738
Median Rent
$277,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four individually metered units offer tenant-paid utilities and updated key systems for a straightforward multifamily investment.
Where is this quadplex located?
The property is located at 163 IVY Ln 4 Kissimmee, FL.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: 2004‑built quadplex with 4 units on Ivy Lane; All units have 2 bedrooms and 2.5 bathrooms; Each unit is individually metered with tenant‑paid utilities
