Highway Business Strip Mall
New
For Sale
$4,399,000
2312 2330 13TH STREET, Saint Cloud, FL 34769
Four parcels combine occupied commercial buildings, a residential rental, and a vacant lot within one assemblage.
Property Size11,983 SF
Price / SF$367.10
Days on Market5
Property Features for 2312 2330 13TH STREET
General Information
Standard status
Active
Size
11,983 SF
Property subtype
Retail
Amenities
2.05 acres
Shingle
Public Sewer
Additional parcels description:, Parcel Number: 01-26-30-0001-0209-0060, Public Survey Range: 30E, Public Survey Section: 1, Annual Amount: $11,948.5, Tax Block: 209, Tax Book Number: B-34, Legal Description: ST CLOUD PB B PG 34 BLK 209 LOTS 6-12 3/26/30, Lot: 6, Year: 2025, Zoning: HB
Central Air
Listing ID: MFRG5117008, Standard Status: Active, MLS Status: Active, Property Subtype: Retail, On market as of 2026-08-26, Special Conditions: None
Built in 1983, Living area: 11983, Living area units: Square Feet, 1 storey, Construction Materials: Block, Brick
Subdivision: ST CLOUD 2ND TOWN OF, MLS Area (Major): 34769 - St Cloud (City of St Cloud), County/Parish: Osceola
Completed
Electricity Available, Water Connected, Water Source: Public
Slab
Close Of Escrow
Frontage Type: City Street, Road Surface: Asphalt, Paved
Building Details
Year Built
1983
Listing Agency:
GRIZZARD COMMERCIAL REALESTATE
(352) 787-6966
Listed By:
Daniel Tatro · License #3190991
Source:
Miharaandassociates
Added: Aug 26
Changed: Aug 29
Last Checked: Aug 28 at 9:53AM
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 GRIZZARD COMMERCIAL REALESTATE
Investment Insights
Based on property information with market context.
This strip mall portfolio spans 4 parcels and approximately 2 acres, with 2 commercial buildings totaling 10,633 +/- SF. The assemblage also includes a 1,350 SF residential rental and one vacant lot, creating a varied property configuration. Occupancy is reported at 90%, and the buildings were constructed in 1983.
The property fronts US-192, also identified as 13th Street, in Saint Cloud and records approximately 42,500 average trips per day. It is zoned Highway Business and lies within the Central District CRA. Improvements completed during the last 5 years include interior remodeling with updated flooring, paint, restrooms, and ceilings.
The property fronts US-192, also identified as 13th Street, in Saint Cloud and records approximately 42,500 average trips per day. It is zoned Highway Business and lies within the Central District CRA. Improvements completed during the last 5 years include interior remodeling with updated flooring, paint, restrooms, and ceilings.
Key Highlights
- 2 +/- acres across 4 parcels
- 2 commercial buildings totaling 10,633 +/- SF
- 90% occupied
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
$235,308
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
5.35%
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%
$4,706,160
$4.7M
Cap Rate 7%
$3,361,543
$3.4M
Cap Rate 9%
$2,614,533
$2.6M
Market Conditions
NOI Build-Up for 11,983 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
$348.0K $29.04/SF
− Vacancy
−$11.8K −$0.99/SF
EGI
$336.2K $28.05/SF
− OpEx
−$100.8K −$8.42/SF
NOI
$235.3K $19.64/SF
Area
Osceola County, FL
Vacancy
3.40%
Lease Rate
$29.04 /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%
$4,706,160
Cap Rate 7%
$3,361,543
Cap Rate 9%
$2,614,533
Alternative Uses
Best Use
Retail
$3.36M
$2.94M – $3.92M
NOI $235,308 @ 7.0% cap · market cap 5.35%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.71M
$3.24M – $4.32M
NOI $259,372 @ 7.0% cap · market cap 5.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
850
Businesses Nearby
131k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 49%
Shops & Services 30%
Groceries 21%
McDonald's
Dining
31,138 visits/mo
0.3 miles
Thrifty Specialty Produce & Meats
Groceries
27,713 visits/mo
0.0 miles
7-Eleven
Shops & Services
14,467 visits/mo
0.0 miles
KFC
Dining
8,161 visits/mo
0.3 miles
Burger King
Dining
6,953 visits/mo
0.1 miles
Demographics for 34769, FL
27,594
Population
11,070
Households
2.5
Avg Household Size
40
Median Age
24%
College-Educated
89%
High-School Grad
10.6 sq mi
ZIP Area
2,603
Density / Sq Mi
$58,764
Median Household Income
$35,776
Median Earnings
$1,400
Median Rent
$271,800
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?
Strip mall - Four parcels combine occupied commercial buildings, a residential rental, and a vacant lot within one assemblage.
Where is this strip mall located?
The property is located at 2312 2330 13TH STREET Saint Cloud, FL.
What is the asking price?
The asking price for this property is $4,399,000.
What are key features of this property?
This property features: 2 +/- acres across 4 parcels; 2 commercial buildings totaling 10,633 +/- SF; 90% occupied
