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    Five Acre Multifamily Development Opportunity Title is generated by Realmo AI

    4005 Reaves Rd, Kissimmee, FL 34746

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    For Sale
    $1,850,000

    Five acre lot zoned R2 with future MDR use.

    Type:Land
    Property size:
    5 SF
    Price / SF:
    $370,000/SF
    Added:
    Nov 21, 2025
    Days on Market:
    194
    Last Refresh:
    May 9 at 1:29 am

    Property Features for 4005 Reaves Rd

    General Information

    Standard status
    Active
    Size
    5 SF
    Property subtype
    Land

    We can help!

    Listing Contact
    Lance Cobb
    Lance Cobb

    Listing agent Lance Cobb License #FL #SL3483253

    Listing office SVN Commercial Advisory Group

    Listing date Nov 21, 2025

    Source Svn

    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 SVN Commercial Advisory Group

    HighLights

    • Zoned R2 with future zoning for MDR (18 units per acre), offering significant development potential.
    • Option to acquire an additional 10 acres for a total of 15 acres, allowing for a multifamily development of up to 270 units.
    • Located adjacent to Kids R Kids Bellalago and a brand new Mater Academy High School.
    • Proximity (1 minute) to the new Valencia College Poinciana Campus.
    • Easy access to Pleasant Hill Blvd, Reaves Rd Extension, and Poinciana Parkway.
    • Dual access along Reaves Rd, facilitating multifamily development.

    Overview

    This property features a five-acre lot zoned R2, with future zoning allowing for Medium-Density Residential (MDR) use at a density of 18 units per acre. The property is offered as a standalone parcel, but there is an option to acquire an additional 10 acres, creating a total of 15 acres suitable for a multifamily development of up to 270 units. The location is near Kids R Kids Bellalago, built in 2018 and sold in 2020, and a new Mater Academy High School. It is also located one minute from the new Valencia College Poinciana Campus, with convenient access to Pleasant Hill Boulevard, Reaves Road Extension, and Poinciana Parkway. The property is situated just 0.3 miles from the intersection of Pleasant Hill Boulevard and Reaves Road, and it benefits from dual access along Reaves Road, which is advantageous for multifamily developers. Pleasant Hill Road experiences over 43,000 Average Daily Traffic (ADT). Reaves Road (Westside) and Reaves Road Extension connect to Pleasant Hill Road. Current new developments in the area include a Life Storage and a Wendy’s. Across Reaves Road Extension, there is UCF Valencia College, with groundbreaking underway for a 7-Eleven gas station, Starbucks, a dental facility, a medical center, and a Tijuana Flats Restaurant. The property is 6.2 miles from Poinciana Medical Hospital, a 177,000 square foot full-service emergency care facility specializing in senior care and surgical services.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Auto Repair Shop Hair Salon Hotel & Motel Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Kissimmee
    County
    Polk
    State
    Florida
    Longitude
    -81.4438
    Latitude
    28.1991

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    FAQs

    What type of property is this?
    Land - Five acre lot zoned R2 with future MDR use.
    Where is this land located?
    The property is located at 4005 Reaves Rd Kissimmee, FL.
    What is the asking price?
    The asking price for this property is $1,850,000.
    What are key features of this property?
    This property features: Zoned R2 with future zoning for MDR (18 units per acre), offering significant development potential.; Option to acquire an additional 10 acres for a total of 15 acres, allowing for a multifamily development of up to 270 units.; Located adjacent to Kids R Kids Bellalago and a brand new Mater Academy High School.
    (941) 356-4781
    We can help!
    Listing Contact
    Lance Cobb
    Lance Cobb
    Real Estate License ID: FL #SL3483253
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    4005 Reaves Rd, Kissimmee, FL 34746
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