Office Building with Secured
For Sale
$459,900
3002 17TH Street, Saint Cloud, FL 34769
Commercial Sale, ST CLOUD, FL
Property Size1,752 SF
Lot Size0.04 Acres
Price / SF$262.50
Days on Market142
Property Features for 3002 17TH Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
SP
Subdivision
ST CLOUD PROFESSIONAL CENTER CONDO
Lot features
Curb and Gutters, City Limits, Landscaped, Paved
Directions
Head East on 192 take right on Budinger Ave, take right on 17th street, take right into St. Cloud Professional Center
Standard status
Active
APN
10-26-30-0740-0001-3002
Size
1,752 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ST CLOUD PROFESSIONAL CENTER A CONDO CB 11 PG 149-150 OR 3495/1969 UNIT 3002
Tax Annual Amount
5488
Legal Description
ST CLOUD PROFESSIONAL CENTER A CONDO CB 11 PG 149-150 OR 3495/1969 UNIT 3002
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2007
Floors in Building
1
Building materials
Block
Roof type
Membrane
Listing Agency:
IRON VALLEY REAL ESTATE OSCEOLA
Listed By:
Tiffany Licata · License #3293026
(407) 698-4663
Added: May 5
Changed: Sep 21
Last Checked: Sep 23 at 9:06AM
MLS# S5149349
Copyright © 2026 Stellar MLS. 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.
This 1,752-square-foot office property was constructed in 2007 with block materials, a membrane roof, central heating, and central air conditioning. Public water and public sewer serve the site, which encompasses 0.04 acres and carries SP zoning. An existing tenant occupies the property under a lease secured through February 2028.
The asset is located at 3002 17TH Street in St. Cloud, Florida, within Osceola County. Nearby destinations identified for the property include Orlando Health St. Cloud Hospital, the St. Cloud Civic Center, renovated baseball fields, and updated aquatic facilities. The surrounding area also includes ongoing development and population growth referenced in the property information.
The asset is located at 3002 17TH Street in St. Cloud, Florida, within Osceola County. Nearby destinations identified for the property include Orlando Health St. Cloud Hospital, the St. Cloud Civic Center, renovated baseball fields, and updated aquatic facilities. The surrounding area also includes ongoing development and population growth referenced in the property information.
Key Highlights
- 1752‑square‑foot office property on 0.04 acres
- Existing tenant with lease secured through February 2028
- SP zoning designation
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
5.69%
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%
$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 5.69%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$541.7K
$474.0K – $632.0K
NOI $37,922 @ 7.0% cap · market cap 8.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Single-tenant
Tenancy
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Block-built commercial office asset with central HVAC, public utilities, and an in-place tenancy extending through February 2028.
Where is this office building located?
The property is located at 3002 17TH Street Saint Cloud, FL.
What is the asking price?
The asking price for this property is $459,900.
What are key features of this property?
This property features: 1752‑square‑foot office property on 0.04 acres; Existing tenant with lease secured through February 2028; SP zoning designation
