Under-Construction Retail and Office
For Sale
$1,251,250
5016 OLD TAMPA HWY 09, Kissimmee, FL 34758
Single-story building delivered in dark gray shell with customizable interior for retail or office users.
Property Size3,322 SF
Days on Market73
Property Features for 5016 OLD TAMPA HWY 09
General Information
Standard status
Active
Size
3,322 SF
Property subtype
Commercial
Site & Location
Traffic Count
49,000 vehicles/day
Road Access
Yes
Building Details
Building Size
3,322 SF
Year Built
2026
Stories
1
Listing Agency:
THE MARKS GROUP REALTY, LLC
Listed By:
Wyatt Marks · License #3135582
(352) 432-8678
Source:
Elliman
Added: Jun 23
Changed: Aug 28
Last Checked: Sep 2 at 6:59PM
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 THE MARKS GROUP REALTY, LLC
Investment Insights
Based on property information with market context.
Building #09 at Poinciana Exchange is under construction as a single-story structure designed to support both retail and office use. The space is being delivered in a dark gray shell condition, with a fully customizable interior so the purchaser can design the layout to fit their operational needs. Architectural design elements are being provided for the project, and pylon sign access is available at the development entrances.
The development is located at the northeast corner of Poinciana Blvd & Orange Blossom Trail, with adjacency to The Home Depot. The site is positioned alongside other established retailers including Wawa, Twistee Treat, and Family Dollar. The property fronts Old Tampa Highway and is described as benefiting from extensive access points from surrounding roadways, with walking distance to the SunRail Station.
For tenants, buyers, or investors looking to shape a space from the shell, Building #09 offers flexibility for either a retail storefront or an office setup. Each building is sold individually, which supports owner-operator and small business requirements where control over buildout decisions matters most. Delivery is planned from the current under-construction phase, and tours can be arranged to review the site and planned configuration.
The development is located at the northeast corner of Poinciana Blvd & Orange Blossom Trail, with adjacency to The Home Depot. The site is positioned alongside other established retailers including Wawa, Twistee Treat, and Family Dollar. The property fronts Old Tampa Highway and is described as benefiting from extensive access points from surrounding roadways, with walking distance to the SunRail Station.
For tenants, buyers, or investors looking to shape a space from the shell, Building #09 offers flexibility for either a retail storefront or an office setup. Each building is sold individually, which supports owner-operator and small business requirements where control over buildout decisions matters most. Delivery is planned from the current under-construction phase, and tours can be arranged to review the site and planned configuration.
Key Highlights
- Single‑story building for sale at Poinciana Exchange (Year built: 2026), delivered in dark gray shell condition
- Interior is fully customizable for retail or office use
- Building fronts Old Tampa Highway, providing frontage along the development’s primary roadway
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
$40,811
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
3.26%
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%
$816,220
$816.2K
Cap Rate 7%
$583,014
$583.0K
Cap Rate 9%
$453,456
$453.5K
Market Conditions
NOI Build-Up for 3,322 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
$69.8K $21.00/SF
− Vacancy
−$15.3K −$4.62/SF
EGI
$54.4K $16.38/SF
− OpEx
−$13.6K −$4.10/SF
NOI
$40.8K $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%
$816,220
Cap Rate 7%
$583,014
Cap Rate 9%
$453,456
Alternative Uses
Best Use
Office B
$583.0K
$510.1K – $680.2K
NOI $40,811 @ 7.0% cap · market cap 3.26%
Second Best
Retail
$532.9K
$466.3K – $621.8K
NOI $37,306 @ 7.0% cap · market cap 2.98%
Theoretical Best
Office A
$798.3K
$698.5K – $931.4K
NOI $55,881 @ 7.0% cap · market cap 4.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
49,000 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
191
Businesses Nearby
Explore this area
Business Placement
Demographics for 34758, FL
43,282
Population
14,977
Households
2.9
Avg Household Size
36
Median Age
18%
College-Educated
89%
High-School Grad
26.1 sq mi
ZIP Area
1,658
Density / Sq Mi
$67,128
Median Household Income
$35,057
Median Earnings
$1,780
Median Rent
$280,000
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?
Retail space - Single-story building delivered in dark gray shell with customizable interior for retail or office users.
Where is this retail space located?
The property is located at 5016 OLD TAMPA HWY 09 Kissimmee, FL.
What is the asking price?
The asking price for this property is $1,251,250.
What are key features of this property?
This property features: Single‑story building for sale at Poinciana Exchange (Year built: 2026), delivered in dark gray shell condition; Interior is fully customizable for retail or office use; Building fronts Old Tampa Highway, providing frontage along the development’s primary roadway
