Updated Duplex with Separate
For Sale
$440,000
524 & 526 SUMNER Street, Kissimmee, FL 34741
Residential Income, KISSIMMEE, FL
Property Size1,962 SF
Lot Size0.17 Acres
Price / SF$224.26
Days on Market11
Property Features for 524 & 526 SUMNER Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
KRB1
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 1, Bedroom 3, Bathroom 1
Parking features
Driveway
Window features
Blinds
Pets allowed
Yes
Interior features
Ceiling Fans(s), Primary Bedroom Main Floor, Thermostat
Exterior features
Fence, Lighting, Rain Gutters, Sidewalk
Fencing
Fenced
Appliances
Dryer, Microwave, Range, Refrigerator, Washer
Subdivision
ONEAL & OSBORNS ADD
Lot features
Corner Lot, Sidewalk, Paved
Elementary school
Central Avenue Elem
Middle school
Denn John Middle
High school
Osceola County School for Arts
Directions
From N Central Ave, turn right onto Aultman St, turn left onto New York Ave, turn right onto W Sumner St. Home will be on the left.
Standard status
Active
APN
21-25-29-1880-000B-0065
Size
1,962 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ONEAL & OSBORN ADDN PB A PG 042 BLK B LOT 6 & W 16 FT LOT 7 LESS S 50 FT
Tax Annual Amount
5410
Legal Description
ONEAL & OSBORN ADDN PB A PG 042 BLK B LOT 6 & W 16 FT LOT 7 LESS S 50 FT
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1952
Floors in Building
1
Flooring type
Tile, Concrete, Laminate
Building materials
Block, Concrete, Stucco
Roof type
Shingle
Listing Agency:
WEMERT GROUP REALTY LLC
(407) 743-8356
Listed By:
Jenny Wemert · License #3044371
(407) 809-1193
Added: Aug 19
Changed: Aug 27
Last Checked: Aug 29 at 8:06PM
MLS# O6436231
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex contains 1,962 square feet across two separate residences, each with 2 bedrooms and 1 bathroom. Both sides have central air systems installed in 2026, updated appliances from 2026, replaced insulation and air ducts completed in 2025, and new front doors added in 2024. The 2019 shingle roof serves the property, while tile and laminate flooring run throughout without carpet. Each residence includes a front porch and screened lanai; Unit 524 also has a fenced paver patio and backyard. Unit 526 received interior paint in 2026 and a bathroom update in 2024.
The duplex occupies a 0.17-acre corner lot in Kissimmee, with no HOA. Unit 524 is tenant occupied, and Unit 526 is vacant. Downtown Kissimmee and Kissimmee Lakefront Park are within walking distance, while nearby shopping, dining, medical services, parks, and lakes add to the surrounding amenities. Access to S John Young Parkway and US-192 connects the property with Central Florida destinations.
The duplex occupies a 0.17-acre corner lot in Kissimmee, with no HOA. Unit 524 is tenant occupied, and Unit 526 is vacant. Downtown Kissimmee and Kissimmee Lakefront Park are within walking distance, while nearby shopping, dining, medical services, parks, and lakes add to the surrounding amenities. Access to S John Young Parkway and US-192 connects the property with Central Florida destinations.
Key Highlights
- Two separate 2‑bedroom, 1‑bath residences totaling 1,962 square feet
- 2026 central air systems and appliance updates on both sides
- 2019 shingle roof; insulation and air ducts replaced in 2025
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
$20,803
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
4.73%
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%
$416,060
$416.1K
Cap Rate 7%
$297,186
$297.2K
Cap Rate 9%
$231,144
$231.1K
Market Conditions
NOI Build-Up for 1,962 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
$31.8K $16.20/SF
− Vacancy
−$2.1K −$1.05/SF
EGI
$29.7K $15.15/SF
− OpEx
−$8.9K −$4.54/SF
NOI
$20.8K $10.60/SF
Area
Polk County, FL
Vacancy
6.50%
Lease Rate
$16.20 /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%
$416,060
Cap Rate 7%
$297,186
Cap Rate 9%
$231,144
Alternative Uses
Best Use
Multifamily LT 5
$297.2K
$260.0K – $346.7K
NOI $20,803 @ 7.0% cap · market cap 4.73%
Second Best
Apartment 5plus
$265.5K
$232.3K – $309.7K
NOI $18,584 @ 7.0% cap · market cap 4.22%
Theoretical Best
Office A
$471.5K
$412.6K – $550.1K
NOI $33,004 @ 7.0% cap · market cap 7.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,355
Businesses Nearby
Explore this area
Business Placement
Demographics for 34741, FL
56,454
Population
22,043
Households
2.6
Avg Household Size
35
Median Age
28%
College-Educated
87%
High-School Grad
15.0 sq mi
ZIP Area
3,764
Density / Sq Mi
$50,278
Median Household Income
$30,415
Median Earnings
$1,591
Median Rent
$270,200
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?
Duplex - Two two-bedroom residences share a corner lot with screened lanais, tile and laminate flooring, and no HOA.
Where is this duplex located?
The property is located at 524 & 526 SUMNER Street Kissimmee, FL.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: Two separate 2‑bedroom, 1‑bath residences totaling 1,962 square feet; 2026 central air systems and appliance updates on both sides; 2019 shingle roof; insulation and air ducts replaced in 2025
