4-Unit Quadplex with New
For Sale
$849,000
4-163 Ivy Ln, Kissimmee, FL 34743
Four individually metered residences feature two-bedroom layouts, updated air conditioning, and tenant-paid utilities.
Property Size4,560 SF
Price / SF$186.18
Days on Market75
Property Features for 4-163 Ivy Ln
General Information
Standard status
Active
Size
4,560 SF
Property subtype
Residential Income
Units
Unit Mix
4 x 2BR/2.5BA
Multifamily Units
4
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$12,054
Listing Agency:
JOSH REALTY, INC.
(954) 445-0408
Listed By:
Cheriyan Chacko · License #675786
(954) 445-0408
Source:
Exprealty
Added: Jun 17
Changed: Aug 29
Last Checked: Aug 29 at 2:02PM
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 JOSH REALTY, INC.
Investment Insights
Based on property information with market context.
This four-unit multifamily property contains 4,560 square feet, with each residence offering two bedrooms and 2.5 bathrooms. Recent property improvements include a brand-new roof and three new A/C units. Individual utility metering serves each unit, and tenants are responsible for their own utilities.
Located on Ivy Lane in Kissimmee, the property provides access to major highways, shopping centers, restaurants, schools, and local attractions. The four residences share a consistent two-bedroom, 2.5-bathroom configuration suited to long-term occupancy.
Located on Ivy Lane in Kissimmee, the property provides access to major highways, shopping centers, restaurants, schools, and local attractions. The four residences share a consistent two-bedroom, 2.5-bathroom configuration suited to long-term occupancy.
Key Highlights
- 4,560‑square‑foot quadplex with four residential units
- Each unit includes 2 bedrooms and 2.5 bathrooms
- Brand‑new roof installed as a recent improvement
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
$48,349
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%
$966,980
$967.0K
Cap Rate 7%
$690,700
$690.7K
Cap Rate 9%
$537,211
$537.2K
Market Conditions
NOI Build-Up for 4,560 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
$73.9K $16.20/SF
− Vacancy
−$4.8K −$1.05/SF
EGI
$69.1K $15.15/SF
− OpEx
−$20.7K −$4.54/SF
NOI
$48.3K $10.60/SF
Area
Polk County, FL
Vacancy
6.50%
Lease Rate
$16.20 /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%
$966,980
Cap Rate 7%
$690,700
Cap Rate 9%
$537,211
Alternative Uses
Best Use
Multifamily LT 5
$690.7K
$604.4K – $805.8K
NOI $48,349 @ 7.0% cap · market cap 5.69%
Second Best
Apartment 5plus
$617.0K
$539.9K – $719.9K
NOI $43,192 @ 7.0% cap · market cap 5.09%
Theoretical Best
Office A
$1.10M
$958.8K – $1.28M
NOI $76,706 @ 7.0% cap · market cap 9.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
500
Businesses Nearby
Explore this area
Business Placement
Demographics for 34743, FL
38,454
Population
13,307
Households
2.9
Avg Household Size
39
Median Age
20%
College-Educated
85%
High-School Grad
6.9 sq mi
ZIP Area
5,573
Density / Sq Mi
$59,186
Median Household Income
$34,640
Median Earnings
$1,738
Median Rent
$277,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four individually metered residences feature two-bedroom layouts, updated air conditioning, and tenant-paid utilities.
Where is this quadplex located?
The property is located at 4-163 Ivy Ln Kissimmee, FL.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: 4,560‑square‑foot quadplex with four residential units; Each unit includes 2 bedrooms and 2.5 bathrooms; Brand‑new roof installed as a recent improvement
