Townhome Community with Additional
For Sale
$5,900,000
4377 Gardenstone Court Kissimmee, Kissimmee, FL 34746
Well-maintained townhome community with 14 units, 31 additional lots, and a resident pool.
Property Size22,400 SF
Price / SF$263.39
Days on Market31
Property Features for 4377 Gardenstone Court Kissimmee
General Information
Standard status
Active
Size
22,400 SF
Total Parking Spaces
28
Additional Details
Multifamily Units
14
Amenities
community pool
Building Details
Building Size
22,400 SF
Year Built
2010
Buildings
2
Tenancy
Multi
Listing Agency:
(904) 447-1321
Listed By:
Clara Galloway - Dawson
(904) 447-1321
Source:
Yourfhrm
Added: Jul 12
Changed: Aug 8
Last Checked: Jul 12 at 10:41PM
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 Clara Galloway - Dawson
Investment Insights
Based on property information with market context.
Hidden Creek is a well-maintained, income-producing community featuring 14 townhomes along with 31 additional lots. The existing townhomes are designed as 3-bedroom, 2.5-bath residences, each with a one-car garage and an additional dedicated parking space.
Residents have access to a community pool, and the grounds are professionally maintained. The property is described as being just minutes from the heart of Orlando.
In addition to current rental income from the 14 townhomes, the additional lots provide room to expand and develop further within the same community setting. This offering is presented as a long-term income-producing asset combining established units with development possibilities.
Residents have access to a community pool, and the grounds are professionally maintained. The property is described as being just minutes from the heart of Orlando.
In addition to current rental income from the 14 townhomes, the additional lots provide room to expand and develop further within the same community setting. This offering is presented as a long-term income-producing asset combining established units with development possibilities.
Key Highlights
- Well‑maintained townhome community built in 2010 with 14 townhome units
- 14 townhomes feature 3 bedrooms, 2.5 bathrooms, one‑car garages, and a dedicated additional parking space
- Community includes a resident pool and professionally maintained grounds
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
$212,171
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
3.60%
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%
$4,243,420
$4.2M
Cap Rate 7%
$3,031,014
$3.0M
Cap Rate 9%
$2,357,456
$2.4M
Market Conditions
NOI Build-Up for 22,400 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
$411.3K $18.36/SF
− Vacancy
−$25.5K −$1.14/SF
EGI
$385.8K $17.22/SF
− OpEx
−$173.6K −$7.75/SF
NOI
$212.2K $9.47/SF
Area
Polk County, FL
Vacancy
6.20%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
45.00%
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%
$4,243,420
Cap Rate 7%
$3,031,014
Cap Rate 9%
$2,357,456
Alternative Uses
Best Use
Apartment 5plus
$3.03M
$2.65M – $3.54M
NOI $212,171 @ 7.0% cap · market cap 3.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.38M
$4.71M – $6.28M
NOI $376,804 @ 7.0% cap · market cap 6.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
505
Businesses Nearby
Explore this area
Business Placement
Demographics for 34746, FL
56,344
Population
25,533
Households
2.2
Avg Household Size
38
Median Age
30%
College-Educated
87%
High-School Grad
44.0 sq mi
ZIP Area
1,281
Density / Sq Mi
$67,677
Median Household Income
$33,592
Median Earnings
$1,793
Median Rent
$328,500
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?
Apartment building - Well-maintained townhome community with 14 units, 31 additional lots, and a resident pool.
Where is this apartment building located?
The property is located at 4377 Gardenstone Court Kissimmee Kissimmee, FL.
What is the asking price?
The asking price for this property is $5,900,000.
What are key features of this property?
This property features: Well‑maintained townhome community built in 2010 with 14 townhome units; 14 townhomes feature 3 bedrooms, 2.5 bathrooms, one‑car garages, and a dedicated additional parking space; Community includes a resident pool and professionally maintained grounds
