Occupied Storefront Property with
New
For Sale
$4,595,000
3319 13TH, Saint Cloud, FL 34769
Fully occupied storefront property with Highway Business zoning and recent improvements to building systems and finishes.
Property Size12,810 SF
Lot Size1.50 Acres
Price / SF$361.81
Days on Market3
Property Features for 3319 13TH
General Information
Standard status
Active
Size
12,810 SF
Lot size
1.50 Acres
Property subtype
Commercial
Zoning
Highway Business
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Land Use
retail
Taxes and HOA fees
Annual Taxes
$20,610
Building Details
Building Size
12,810 SF
Year Built
1978
Buildings
2
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 5:53AM
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 fully occupied storefront property includes two buildings totaling 12,700 square feet on approximately 1.5 acres. Recent work includes silicone roof coatings applied two years ago, along with updated plumbing, electrical, HVAC, drywall, stucco, paint, stone trim, and gutters. The property is zoned Highway Business and is located within the Gateway District CRA.
The site fronts US-192, also identified as 13th Street, in St. Cloud, Florida. Access to Florida’s Turnpike supports regional connectivity, while the surrounding Gateway District is characterized by commercial activity and a growing population. A separate nearby property at 3207 13th Street is also offered, with approximately 1 acre, two commercial buildings, and one residential building.
The site fronts US-192, also identified as 13th Street, in St. Cloud, Florida. Access to Florida’s Turnpike supports regional connectivity, while the surrounding Gateway District is characterized by commercial activity and a growing population. A separate nearby property at 3207 13th Street is also offered, with approximately 1 acre, two commercial buildings, and one residential building.
Key Highlights
- 100% occupied storefront property with 2 buildings totaling 12,700 SF
- Approximately 1.5 +/- acres along US‑192, also known as 13th Street
- Highway Business zoning within 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
$249,388
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
5.43%
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%
$4,987,760
$5.0M
Cap Rate 7%
$3,562,686
$3.6M
Cap Rate 9%
$2,770,978
$2.8M
Market Conditions
NOI Build-Up for 12,700 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
$368.8K $29.04/SF
− Vacancy
−$12.5K −$0.99/SF
EGI
$356.3K $28.05/SF
− OpEx
−$106.9K −$8.42/SF
NOI
$249.4K $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%
$4,987,760
Cap Rate 7%
$3,562,686
Cap Rate 9%
$2,770,978
Alternative Uses
Best Use
Retail
$3.56M
$3.12M – $4.16M
NOI $249,388 @ 7.0% cap · market cap 5.43%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.93M
$3.44M – $4.58M
NOI $274,892 @ 7.0% cap · market cap 5.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,078
Businesses Nearby
139k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 55%
Superstores 17%
Shops & Services 13%
Apparel 12%
McDonald's
Dining
31,138 visits/mo
0.3 miles
Big Lots
Superstores
23,628 visits/mo
0.2 miles
Bealls
Apparel
17,081 visits/mo
0.2 miles
Dunkin' Donuts
Dining
10,493 visits/mo
0.5 miles
KFC
Dining
8,161 visits/mo
0.4 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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Similar Off Market Nearby
- St Cloud Flower Delivery — 4001 13th St, St Cloud, FL 34769
Frequently Asked Questions
What type of property is this?
Storefront property - Fully occupied storefront property with Highway Business zoning and recent improvements to building systems and finishes.
Where is this storefront property located?
The property is located at 3319 13TH Saint Cloud, FL.
What is the asking price?
The asking price for this property is $4,595,000.
What are key features of this property?
This property features: 100% occupied storefront property with 2 buildings totaling 12,700 SF; Approximately 1.5 +/- acres along US‑192, also known as 13th Street; Highway Business zoning within the Gateway District CRA
