Renovated Office
For Sale
Contact for pricing
8 W Darlington Ave, Kissimmee, FL 34741
Renovated in 2024, this 1,901 SF office building is zoned T5-M and will be delivered vacant.
Property Size1,901 SF
Price / SF$420.83
Days on Market111
Property Features for 8 W Darlington Ave
General Information
Standard status
Active
Size
1,901 SF
Property subtype
OFFICE
Zoning
T5-M
Building Details
Year Built
1920
Year Renovated
2024
Listing Agency:
Saunders Commercial | Orlando
(407) 516-4300
Listed By:
Michael Mutz · License #3466975
(863) 393-8910
Source:
Moodyscre
Added: May 27
Changed: Sep 7
Last Checked: Sep 14 at 8:16AM
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 Saunders Commercial | Orlando
Investment Insights
Based on property information with market context.
This renovated office building was built in 1920 and comprises 1,901 SF. The property was renovated in 2024 and is currently listed as will be vacant, providing flexibility for an incoming tenant or user.
Zoned T5-M, the property allows permitted by-right (P) uses that include office establishments as well as restaurants, retail sales establishments, micro-breweries, business service establishments, personal service establishments, financial institutions, research & development, libraries and museums, public uses, multiple family residential, townhomes & triplexes, passive recreation areas, indoor recreation (private), and veterinary clinics. Conditional uses (C) include hotels and bed & breakfasts, colleges, and other uses that require city approval.
Located at 8 W Darlington Ave in Kissimmee, the building’s zoning-supported mix of office and neighborhood-oriented uses can support a range of commercial concepts, subject to compliance with the stated approvals.
Zoned T5-M, the property allows permitted by-right (P) uses that include office establishments as well as restaurants, retail sales establishments, micro-breweries, business service establishments, personal service establishments, financial institutions, research & development, libraries and museums, public uses, multiple family residential, townhomes & triplexes, passive recreation areas, indoor recreation (private), and veterinary clinics. Conditional uses (C) include hotels and bed & breakfasts, colleges, and other uses that require city approval.
Located at 8 W Darlington Ave in Kissimmee, the building’s zoning-supported mix of office and neighborhood-oriented uses can support a range of commercial concepts, subject to compliance with the stated approvals.
Key Highlights
- Renovated in 2024; built in 1920
- 1,901 SF office building
- Zoned T5‑M
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
$23,354
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
2.92%
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%
$467,080
$467.1K
Cap Rate 7%
$333,629
$333.6K
Cap Rate 9%
$259,489
$259.5K
Market Conditions
NOI Build-Up for 1,901 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
$39.9K $21.00/SF
− Vacancy
−$8.8K −$4.62/SF
EGI
$31.1K $16.38/SF
− OpEx
−$7.8K −$4.10/SF
NOI
$23.4K $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%
$467,080
Cap Rate 7%
$333,629
Cap Rate 9%
$259,489
Alternative Uses
Best Use
Office B
$333.6K
$291.9K – $389.2K
NOI $23,354 @ 7.0% cap · market cap 2.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$456.8K
$399.7K – $533.0K
NOI $31,978 @ 7.0% cap · market cap 4.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,407
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
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Renovated in 2024, this 1,901 SF office building is zoned T5-M and will be delivered vacant.
Where is this office building located?
The property is located at 8 W Darlington Ave Kissimmee, FL.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Renovated in 2024; built in 1920; 1,901 SF office building; Zoned T5‑M
