St. Cloud Commercial Investment
For Sale
$485,000
3002 17th Street, Saint Cloud, FL 34769
Income-producing commercial property in rapidly expanding St. Cloud, Florida.
Property Size1,752 SF
Price / SF$276.83
Days on Market114
Property Features for 3002 17th Street
General Information
Standard status
Active
Size
1,752 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$5,488
Amenities
Central Air
3
Shared Driveway.
Curbs & gutters.
Building Details
Year Built
2007
Stories
1
Listing Agency:
IRON VALLEY REAL ESTATE OSCEOLA
(407) 698-4663
Listed By:
Tiffany Licata · License #3293026
Source:
Xome
Added: May 3
Changed: Aug 23
Last Checked: Aug 24 at 4:52AM
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 IRON VALLEY REAL ESTATE OSCEOLA
Investment Insights
Based on property information with market context.
This commercial property is located in St. Cloud, Florida, an area experiencing rapid expansion. The property features a tenant with a lease secured through February 2028, providing immediate cash flow. The property is positioned near Orlando Health St. Cloud Hospital, the St. Cloud Civic Center, renovated baseball fields, and updated aquatic facilities. The surrounding area is experiencing ongoing development and population growth. The property contains 1752 square feet.
Key Highlights
- Long‑standing tenant with lease secured through February 2028, providing immediate and stable cash flow.
- Located in rapidly expanding St. Cloud, Central Florida, one of the fastest‑growing markets.
- Proximity to Orlando Health St. Cloud Hospital, St. Cloud Civic Center, baseball fields, and aquatic facilities.
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
$26,175
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
5.40%
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%
$523,500
$523.5K
Cap Rate 7%
$373,929
$373.9K
Cap Rate 9%
$290,833
$290.8K
Market Conditions
NOI Build-Up for 1,752 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
$42.0K $24.00/SF
− Vacancy
−$7.1K −$4.08/SF
EGI
$34.9K $19.92/SF
− OpEx
−$8.7K −$4.98/SF
NOI
$26.2K $14.94/SF
Area
Osceola County, FL
Vacancy
17.00%
Lease Rate
$24.00 /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%
$523,500
Cap Rate 7%
$373,929
Cap Rate 9%
$290,833
Alternative Uses
Best Use
Office B
$373.9K
$327.2K – $436.3K
NOI $26,175 @ 7.0% cap · market cap 5.40%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$541.7K
$474.0K – $632.0K
NOI $37,922 @ 7.0% cap · market cap 7.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
894
Businesses Nearby
Explore this area
Business Placement
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Income-producing commercial property in rapidly expanding St. Cloud, Florida.
Where is this office units located?
The property is located at 3002 17th Street Saint Cloud, FL.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Long‑standing tenant with lease secured through February 2028, providing immediate and stable cash flow.; Located in rapidly expanding St. Cloud, Central Florida, one of the fastest‑growing markets.; Proximity to Orlando Health St. Cloud Hospital, St. Cloud Civic Center, baseball fields, and aquatic facilities.
