Multi-Building Retail
New
For Sale
$2,695,000
3207 13TH, Saint Cloud, FL 34769
Three-building commercial property with remodeled interiors, updated roofs, and Highway Business zoning.
Property Size5,200 SF
Lot Size1.00 Acre
Price / SF$264.22
Days on Market3
Property Features for 3207 13TH
General Information
Standard status
Active
Size
5,200 SF
Lot size
1.00 Acre
Property subtype
Commercial
Zoning
Highway Business
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$15,240
Building Details
Building Size
5,200 SF
Year Built
1950
Buildings
3
Listing Agency:
GRIZZARD COMMERCIAL REALESTATE
(352) 396-9136
Listed By:
Daniel Tatro · License #3190991
(352) 396-9136
Source:
Elliman
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 21 at 3:48AM
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 retail property comprises three buildings totaling 10,200 square feet on approximately 1 acre. Improvements include a shingle roof installed two years ago on one building, silicone roof coatings applied two years ago to two others, updated paint, remodeled interiors, new flooring, two new restrooms, select ceiling replacements, and replacement of most windows. One 5,000-square-foot building is currently vacant self storage, with plans available to convert it into two warehouse/office units.
The property fronts US-192, also known as 13th Street, in St. Cloud and is located within the Gateway District CRA. Highway Business zoning supports its commercial positioning, while access to Florida's Turnpike connects the site with the surrounding area. The property was built in 1950 and offers an additional redevelopment component through the vacant building and available renovation plans.
The property fronts US-192, also known as 13th Street, in St. Cloud and is located within the Gateway District CRA. Highway Business zoning supports its commercial positioning, while access to Florida's Turnpike connects the site with the surrounding area. The property was built in 1950 and offers an additional redevelopment component through the vacant building and available renovation plans.
Key Highlights
- Three buildings totaling 10,200 SF on approximately 1 acre
- 5,000 SF vacant self‑storage building with plans for two warehouse/office units
- Located on US‑192 (13th Street) in the Gateway District CRA
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
$200,296
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
7.43%
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%
$4,005,920
$4.0M
Cap Rate 7%
$2,861,371
$2.9M
Cap Rate 9%
$2,225,511
$2.2M
Market Conditions
NOI Build-Up for 10,200 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
$296.2K $29.04/SF
− Vacancy
−$10.1K −$0.99/SF
EGI
$286.1K $28.05/SF
− OpEx
−$85.8K −$8.42/SF
NOI
$200.3K $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%
$4,005,920
Cap Rate 7%
$2,861,371
Cap Rate 9%
$2,225,511
Alternative Uses
Best Use
Retail
$2.86M
$2.50M – $3.34M
NOI $200,296 @ 7.0% cap · market cap 7.43%
Second Best
Self Storage
$1.37M
$1.20M – $1.59M
NOI $95,619 @ 7.0% cap · market cap 3.55%
Theoretical Best
Specialty Retail
$3.15M
$2.76M – $3.68M
NOI $220,779 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,078
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Three-building commercial property with remodeled interiors, updated roofs, and Highway Business zoning.
Where is this retail space located?
The property is located at 3207 13TH Saint Cloud, FL.
What is the asking price?
The asking price for this property is $2,695,000.
What are key features of this property?
This property features: Three buildings totaling 10,200 SF on approximately 1 acre; 5,000 SF vacant self‑storage building with plans for two warehouse/office units; Located on US‑192 (13th Street) in the Gateway District CRA
