Historic Office Building Near
For Sale
$799,900
Pending
219 S CLYDE AVENUE, Kissimmee, FL 34741
Well-maintained 1940s office building with historic features and ample parking.
Property Size2,766 SF
Lot Size0.50 Acres
Days on Market160
Property Features for 219 S CLYDE AVENUE
General Information
Standard status
Pending
Size
2,766 SF
Total Parking Spaces
15
Lot size
0.50 Acres
Zoning
KRPB
Taxes and HOA fees
Annual Taxes
$5,948
Amenities
Bathrooms
Central Air
Central
Crawl Space
Building Details
Building Size
2,766 SF
Year Built
1940
Stories
2
Listing Agency:
GOLDEN PALMS REALTY OF FLORIDA
Listed By:
Kelly Yerkes · License #3046022
(407) 460-8268
Source:
Evrealestate
Added: Apr 7
Changed: Sep 4
Last Checked: Sep 13 at 4:35AM
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 GOLDEN PALMS REALTY OF FLORIDA
Investment Insights
Based on property information with market context.
This gorgeously maintained office building, constructed in the 1940s, is situated on a half-acre corner lot in close proximity to the County Courthouse. The first floor features a reception area, two offices, a conference room, a large waiting area, an ADA-compliant bathroom, and a breakroom. The second floor includes four additional offices and another full bathroom. Historic features are present throughout the building, including hardwood flooring, plaster walls, high ceilings, crown moldings, arched doorways, and a fireplace. Natural light fills the building through numerous windows. Both central air conditioners were replaced in 2025. An on-site parking lot provides 15 spaces, with additional street parking available. A rear stairway leads to the upstairs offices, presenting the possibility of leasing them out separately. The property has a bike score of 78, indicating it is very bikeable, a walk score of 64, indicating it is somewhat walkable, and a transit score of 39, indicating some transit options are available.
Key Highlights
- Prime location: Close proximity to the County Courthouse on a half‑acre corner lot.
- Income potential: Rear stairway access allows for separate leasing of upstairs offices.
- Ample parking: Onsite parking lot with 15 spaces plus additional street parking.
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
$33,587
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
4.20%
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%
$671,740
$671.7K
Cap Rate 7%
$479,814
$479.8K
Cap Rate 9%
$373,189
$373.2K
Market Conditions
NOI Build-Up for 2,734 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
$57.4K $21.00/SF
− Vacancy
−$12.6K −$4.62/SF
EGI
$44.8K $16.38/SF
− OpEx
−$11.2K −$4.10/SF
NOI
$33.6K $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%
$671,740
Cap Rate 7%
$479,814
Cap Rate 9%
$373,189
Alternative Uses
Best Use
Office B
$479.8K
$419.8K – $559.8K
NOI $33,587 @ 7.0% cap · market cap 4.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$657.0K
$574.9K – $766.5K
NOI $45,990 @ 7.0% cap · market cap 5.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
2,090
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
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Well-maintained 1940s office building with historic features and ample parking.
Where is this office building located?
The property is located at 219 S CLYDE AVENUE Kissimmee, FL.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: Prime location: Close proximity to the County Courthouse on a half‑acre corner lot.; Income potential: Rear stairway access allows for separate leasing of upstairs offices.; Ample parking: Onsite parking lot with 15 spaces plus additional street parking.
