Flex Space with Warehouse
For Sale
Contact for pricing
2013 JAFFA DRIVE A-K, Saint Cloud, FL 34771
ST CLOUD, FL
Property Size220 SF
Price / SF$95.45
Days on Market28
Property Features for 2013 JAFFA DRIVE A-K
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
OSCEOLA IND PARK
Standard status
Active
Size
220 SF
Amenities
air conditioning
private bathroom
Building Details
Year built
2007
Listing Agency:
Engel & Volkers New Smyrna Beach · Engel & Völkers
(386) 213-6899
Listed By:
Chris Pixley · License #SL3236442
Added: Jul 28
Changed: Aug 20
Last Checked: Aug 24 at 3:06AM
MLS# O5199498
Copyright © 2026 Engel & Völkers. 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.
Built in 2007, the property comprises individual 2,000-square-foot spaces combining a 220-square-foot office or showroom with 1,780 square feet of warehouse area. Each office/showroom is separately air conditioned and includes a private bathroom, creating a distinct administrative or customer-facing area within each space.
Warehouse areas feature 12-foot roll-up overhead doors and 18-foot interior ceilings. The property is identified as flex space, with office and warehouse components integrated into each unit. Auto mechanic and body shop uses are not allowed.
Warehouse areas feature 12-foot roll-up overhead doors and 18-foot interior ceilings. The property is identified as flex space, with office and warehouse components integrated into each unit. Auto mechanic and body shop uses are not allowed.
Key Highlights
- Each space totals 2,000 square feet with 220 square feet of office/showroom area
- Warehouse component measures 1,780 square feet per space
- 12‑foot roll‑up overhead doors and 18‑foot interior ceilings
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
$1,492
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
7.10%
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%
$29,840
$29.8K
Cap Rate 7%
$21,314
$21.3K
Cap Rate 9%
$16,578
$16.6K
Market Conditions
NOI Build-Up for 220 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
$1.9K $8.76/SF
− Vacancy
−$172 −$0.78/SF
EGI
$1.8K $7.98/SF
− OpEx
−$263 −$1.20/SF
NOI
$1.5K $6.78/SF
Area
Osceola County, FL
Vacancy
8.90%
Lease Rate
$8.76 /SF/Yr
Expense Ratio
15.00%
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%
$29,840
Cap Rate 7%
$21,314
Cap Rate 9%
$16,578
Alternative Uses
Best Use
Office B
$47.0K
$41.1K – $54.8K
NOI $3,287 @ 7.0% cap · market cap 15.65%
Second Best
Warehouse
$21.3K
$18.7K – $24.9K
NOI $1,492 @ 7.0% cap · market cap 7.10%
Theoretical Best
Specialty Retail
$68.0K
$59.5K – $79.4K
NOI $4,762 @ 7.0% cap · market cap 22.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
Location Intelligence
Trade Area within ½ mile
694
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 34771, FL
26,503
Population
10,978
Households
2.4
Avg Household Size
40
Median Age
38%
College-Educated
92%
High-School Grad
154.5 sq mi
ZIP Area
172
Density / Sq Mi
$101,434
Median Household Income
$48,760
Median Earnings
$1,695
Median Rent
$427,500
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?
Flex space - Multi-space commercial property with air-conditioned office areas, private bathrooms, and tall roll-up warehouse access.
Where is this flex space located?
The property is located at 2013 JAFFA DRIVE A-K Saint Cloud, FL.
What are key features of this property?
This property features: Each space totals 2,000 square feet with 220 square feet of office/showroom area; Warehouse component measures 1,780 square feet per space; 12‑foot roll‑up overhead doors and 18‑foot interior ceilings
