Dark Gray Shell Retail/Office
For Sale
$1,251,250
5016 Old Tampa Highway Unit 9, Kissimmee, FL 34758
Single-story building delivered in dark gray shell, with flexible interior layout for retail or office use.
Property Size3,322 SF
Price / SF$376.66
Days on Market159
Property Features for 5016 Old Tampa Highway Unit 9
General Information
Standard status
Active
Size
3,322 SF
Property subtype
Commercial
Building Details
Year Built
2026
Listing Agency:
THE MARKS GROUP REALTY,LLC
Listed By:
Wyatt Marks · License #3135582
(352) 432-8678
Source:
Realtygroupfl
Added: Mar 29
Changed: Sep 3
Last Checked: Sep 1 at 8:48PM
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 is a single-story commercial structure delivered in dark gray shell condition, with a fully customizable interior that allows buyers to design the layout for their intended retail or office concept. Architectural design elements are available within the development to support both use types, and pylon sign access is provided at the entrances. The building is being sold individually for owner-user or investor buyers seeking an asset they can tailor to their operating needs.
The property is located at Poinciana Exchange, positioned at the northeast corner of Poinciana Blvd and Orange Blossom Trail, adjacent to The Home Depot. The development is alongside retailers including Wawa, Twistee Treat, and Family Dollar, supported by a reported combined daily traffic count exceeding 49,000 cars per day. The building fronts Old Tampa Highway with frontage visibility along the project’s primary roadway, and numerous access points connect from surrounding roadways. It is also described as within walking distance to the SunRail Station.
For tenants, buyers, and operators, the dark gray shell delivery and customization flexibility are practical for businesses that want to align space planning, finish-out, and branding with their specific requirements. Its placement within a higher-activity retail corridor—surrounded by national retail tenants and with additional retail and medical projects noted nearby—supports servicing customers from the expanding Poinciana and greater Kissimmee community.
The property is located at Poinciana Exchange, positioned at the northeast corner of Poinciana Blvd and Orange Blossom Trail, adjacent to The Home Depot. The development is alongside retailers including Wawa, Twistee Treat, and Family Dollar, supported by a reported combined daily traffic count exceeding 49,000 cars per day. The building fronts Old Tampa Highway with frontage visibility along the project’s primary roadway, and numerous access points connect from surrounding roadways. It is also described as within walking distance to the SunRail Station.
For tenants, buyers, and operators, the dark gray shell delivery and customization flexibility are practical for businesses that want to align space planning, finish-out, and branding with their specific requirements. Its placement within a higher-activity retail corridor—surrounded by national retail tenants and with additional retail and medical projects noted nearby—supports servicing customers from the expanding Poinciana and greater Kissimmee community.
Key Highlights
- Year built 2026: single‑story commercial building at Poinciana Exchange
- Delivered in dark gray shell condition with a fully customizable interior for retail or office layout
- Fronts Old Tampa Highway for visibility along the development’s primary roadway frontage
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
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 flexible interior layout for retail or office use.
Where is this retail space located?
The property is located at 5016 Old Tampa Highway Unit 9 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: Year built 2026: single‑story commercial building at Poinciana Exchange; Delivered in dark gray shell condition with a fully customizable interior for retail or office layout; Fronts Old Tampa Highway for visibility along the development’s primary roadway frontage
