Waterfront Hotel With
For Sale
$2,850,000
6264 ALLIGATOR LAKE E, Saint Cloud, FL 34771
Four-building hospitality property with guest accommodations, food-service space, covered outdoor gathering area, and lake access.
Property Size6,430 SF
Days on Market11
Property Features for 6264 ALLIGATOR LAKE E
General Information
Standard status
Active
Size
6,430 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$10,930
Building Details
Building Size
6,430 SF
Year Built
1957
Listing Agency:
COLDWELL BANKER SOLOMON
(407) 873-1372
Listed By:
Michael Solomon · License #562341
(407) 873-1372
Source:
Elliman
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 29 at 2:12PM
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 COLDWELL BANKER SOLOMON
Investment Insights
Based on property information with market context.
This hotel and cafe property in St. Cloud, Florida, comprises four buildings arranged around guest accommodations and hospitality functions. The main building contains a lobby, while another provides kitchen and cafe space. Two separate lodging buildings offer 10 bedrooms with baths: one has five two-bedroom units, and the other has five one-bedroom units. A covered lounge and pavilion provide an additional gathering area with views across Alligator Lake. The property dates to 1957.
Approximately 176 feet of lake frontage supports direct waterfront use, with a boat dock and ramp area on site. Alligator Lake connects through canals to the Alligator Chain of Lakes, a freshwater setting associated with boating, largemouth bass fishing, alligator spotting, and bird watching. The property is approximately 7 minutes from Harmony and 45 minutes from Disney or Melbourne and its beaches.
Approximately 176 feet of lake frontage supports direct waterfront use, with a boat dock and ramp area on site. Alligator Lake connects through canals to the Alligator Chain of Lakes, a freshwater setting associated with boating, largemouth bass fishing, alligator spotting, and bird watching. The property is approximately 7 minutes from Harmony and 45 minutes from Disney or Melbourne and its beaches.
Key Highlights
- Hotel and cafe property with four buildings
- 10 bedrooms with baths across five two‑bedroom units and five one‑bedroom units
- Approximately 176' of waterfront on Alligator Lake
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
$139,177
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
4.88%
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%
$2,783,540
$2.8M
Cap Rate 7%
$1,988,243
$2.0M
Cap Rate 9%
$1,546,411
$1.5M
Market Conditions
NOI Build-Up for 6,430 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
$192.9K $30.00/SF
− Vacancy
−$7.3K −$1.14/SF
EGI
$185.6K $28.86/SF
− OpEx
−$46.4K −$7.22/SF
NOI
$139.2K $21.65/SF
Area
Osceola County, FL
Vacancy
3.80%
Lease Rate
$30.00 /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%
$2,783,540
Cap Rate 7%
$1,988,243
Cap Rate 9%
$1,546,411
Alternative Uses
Best Use
Specialty Retail
$1.99M
$1.74M – $2.32M
NOI $139,177 @ 7.0% cap · market cap 4.88%
Second Best
Hotel Hospitality
$706.8K
$618.5K – $824.7K
NOI $49,479 @ 7.0% cap · market cap 1.74%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Explore this area
Business Placement
Demographics for 34771, FL
26,503
Population
10,978
Households
2.4
Avg Household Size
40
Median Age
38%
College-Educated
92%
High-School Grad
154.5 sq mi
ZIP Area
172
Density / Sq Mi
$101,434
Median Household Income
$48,760
Median Earnings
$1,695
Median Rent
$427,500
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Hotel - Four-building hospitality property with guest accommodations, food-service space, covered outdoor gathering area, and lake access.
Where is this hotel located?
The property is located at 6264 ALLIGATOR LAKE E Saint Cloud, FL.
What is the asking price?
The asking price for this property is $2,850,000.
What are key features of this property?
This property features: Hotel and cafe property with four buildings; 10 bedrooms with baths across five two‑bedroom units and five one‑bedroom units; Approximately 176' of waterfront on Alligator Lake
