Single-Story Retail/Office with
For Sale
$1,456,000
5080 OLD TAMPA HWY 03, Kissimmee, FL 34758
Under construction single-story shell with customizable interior, approved drive-through, and shared patio near major retail traffic.
Property Size4,181 SF
Days on Market61
Property Features for 5080 OLD TAMPA HWY 03
General Information
Standard status
Active
Size
4,181 SF
Property subtype
Commercial
Additional Details
Traffic Count
49,000 vehicles/day
Building Details
Building Size
4,181 SF
Year Built
2026
Stories
1
Listing Agency:
THE MARKS GROUP REALTY,LLC
(352) 432-8678
Listed By:
Wyatt Marks · License #3135582
(352) 432-8678
Source:
Elliman
Added: Jun 18
Changed: Aug 14
Last Checked: Aug 16 at 7:30AM
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 #03 at Poinciana Exchange is under construction and being delivered as a single-story dark gray shell with a fully customizable interior, giving the buyer flexibility to design a retail or office layout. The development also includes an approved drive-through for quick-service concepts and a shared patio space that can support outdoor seating or customer amenities. Pylon sign access is available at entrances to the development.
Poinciana Exchange is positioned at the northeast corner of Poinciana Blvd and Orange Blossom Trail, adjacent to The Home Depot. The site is described as having a combined daily traffic count exceeding 49,000 cars per day and sits alongside retailers including Wawa, Twistee Treat, and Family Dollar, with additional context from a nearby Tractor Supply. The project provides numerous access points from surrounding roadways, and the development is stated to be within walking distance of the SunRail Station.
This building configuration is well-suited for owner-users and small businesses that want the ability to tailor the interior to their operating needs, including a drive-through component and patio amenity. Each building is sold individually, which can help separate owner requirements from broader development considerations for both investors and operators.
Poinciana Exchange is positioned at the northeast corner of Poinciana Blvd and Orange Blossom Trail, adjacent to The Home Depot. The site is described as having a combined daily traffic count exceeding 49,000 cars per day and sits alongside retailers including Wawa, Twistee Treat, and Family Dollar, with additional context from a nearby Tractor Supply. The project provides numerous access points from surrounding roadways, and the development is stated to be within walking distance of the SunRail Station.
This building configuration is well-suited for owner-users and small businesses that want the ability to tailor the interior to their operating needs, including a drive-through component and patio amenity. Each building is sold individually, which can help separate owner requirements from broader development considerations for both investors and operators.
Key Highlights
- Under construction single‑story commercial building at Poinciana Exchange; Year built 2026
- Dark gray shell delivery with a fully customizable interior for Retail and Office use
- Approved drive‑through for quick‑service, coffee, pharmacy, or banking users
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
$46,952
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
3.22%
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%
$939,040
$939.0K
Cap Rate 7%
$670,743
$670.7K
Cap Rate 9%
$521,689
$521.7K
Market Conditions
NOI Build-Up for 4,181 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
$72.7K $17.40/SF
− Vacancy
−$5.7K −$1.36/SF
EGI
$67.1K $16.04/SF
− OpEx
−$20.1K −$4.81/SF
NOI
$47.0K $11.23/SF
Area
Polk County, FL
Vacancy
7.80%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$939,040
Cap Rate 7%
$670,743
Cap Rate 9%
$521,689
Alternative Uses
Best Use
Retail
$670.7K
$586.9K – $782.5K
NOI $46,952 @ 7.0% cap · market cap 3.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.00M
$879.1K – $1.17M
NOI $70,331 @ 7.0% cap · market cap 4.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
49,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
191
Businesses Nearby
97k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 55%
Home Improvements & Furnishings 39%
Dining 6%
Wawa
Shops & Services
42,585 visits/mo
0.4 miles
The Home Depot
Home Improvements & Furnishings
38,010 visits/mo
0.3 miles
Family Dollar
Shops & Services
10,515 visits/mo
0.5 miles
Twistee Treat
Dining
5,618 visits/mo
0.5 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Under construction single-story shell with customizable interior, approved drive-through, and shared patio near major retail traffic.
Where is this retail space located?
The property is located at 5080 OLD TAMPA HWY 03 Kissimmee, FL.
What is the asking price?
The asking price for this property is $1,456,000.
What are key features of this property?
This property features: Under construction single‑story commercial building at Poinciana Exchange; Year built 2026; Dark gray shell delivery with a fully customizable interior for Retail and Office use; Approved drive‑through for quick‑service, coffee, pharmacy, or banking users
