Flex Space with Warehouse
For Sale
$3,250,000
4411 Tami Ln, Kissimmee, FL 34746
Acreage, private offices, restrooms, and grade-level access support combined office and industrial operations.
Property Size7,850 SF
Lot Size2.54 Acres
Price / SF$414.01
Days on Market20
Property Features for 4411 Tami Ln
General Information
Standard status
Active
Size
7,850 SF
Lot size
2.54 Acres
Additional Details
Highway Access
Yes
Drive-In Doors
5
Amenities
private offices
restrooms
open warehouse
grade-level bay doors
Building Details
Year Built
1983
Buildings
1
Building Size
7,850 SF
Tenancy
Single
Owner Occupied
Yes
Listing Agency:
WEICHERT REALTORS HALLMARK PRO
(407) 870-8388
Listed By:
Mary Clevenger · License #599203
Source:
Figteam
Added: Aug 12
Changed: Aug 30
Last Checked: Aug 25 at 4:33AM
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 WEICHERT REALTORS HALLMARK PRO
Investment Insights
Based on property information with market context.
This flex property combines professional office space with a large open warehouse on a 2.54-acre site. The building includes eight private offices, four restrooms, and five grade-level bay doors. Four oversized bays accommodate semi-truck access, while an additional garage-style bay adds operational flexibility for shipping, receiving, equipment storage, and service activities.
The site provides space for truck circulation, fleet parking, and outdoor storage subject to zoning. Located at 4411 Tami Lane in Kissimmee, the property offers access to major transportation corridors serving Orlando, Central Florida, and surrounding markets. Central air is included, and the property was built in 1983.
The site provides space for truck circulation, fleet parking, and outdoor storage subject to zoning. Located at 4411 Tami Lane in Kissimmee, the property offers access to major transportation corridors serving Orlando, Central Florida, and surrounding markets. Central air is included, and the property was built in 1983.
Key Highlights
- 2.54‑acre site with room for truck circulation, fleet parking, and outdoor storage subject to zoning
- Eight private offices and four restrooms
- Five grade‑level bay doors, including four oversized bays with semi‑truck access
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
$96,437
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
2.97%
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%
$1,928,740
$1.9M
Cap Rate 7%
$1,377,671
$1.4M
Cap Rate 9%
$1,071,522
$1.1M
Market Conditions
NOI Build-Up for 7,850 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
$164.9K $21.00/SF
− Vacancy
−$36.3K −$4.62/SF
EGI
$128.6K $16.38/SF
− OpEx
−$32.1K −$4.10/SF
NOI
$96.4K $12.29/SF
Area
Polk County, FL
Vacancy
22.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,928,740
Cap Rate 7%
$1,377,671
Cap Rate 9%
$1,071,522
Alternative Uses
Best Use
Office B
$1.38M
$1.21M – $1.61M
NOI $96,437 @ 7.0% cap · market cap 2.97%
Second Best
Warehouse
$747.0K
$653.7K – $871.5K
NOI $52,292 @ 7.0% cap · market cap 1.61%
Theoretical Best
Office A
$1.89M
$1.65M – $2.20M
NOI $132,050 @ 7.0% cap · market cap 4.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Drive-in doors
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
116
Businesses Nearby
Balanced
Demand for This Use
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Acreage, private offices, restrooms, and grade-level access support combined office and industrial operations.
Where is this flex space located?
The property is located at 4411 Tami Ln Kissimmee, FL.
What is the asking price?
The asking price for this property is $3,250,000.
What are key features of this property?
This property features: 2.54‑acre site with room for truck circulation, fleet parking, and outdoor storage subject to zoning; Eight private offices and four restrooms; Five grade‑level bay doors, including four oversized bays with semi‑truck access
