Downtown Kissimmee Renovated Professional
For Sale
$498,000
802 Mabbette St, Kissimmee, FL 34741
Renovated office in downtown Kissimmee near Osceola County Courthouse.
Property Size2,200 SF
Lot Size0.17 Acres
Price / SF$226.36
Days on Market215
Property Features for 802 Mabbette St
General Information
Standard status
Active
Size
2,200 SF
Lot size
0.17 Acres
Taxes and HOA fees
Annual Taxes
$5,415
Listing Agency:
century 21 wolf's crossing realty
(407) 449-0000
Listed By:
Fernando Homs · License #3159618
(407) 449-0000
Source:
Exprealty
Added: Jan 14
Changed: Aug 8
Last Checked: Aug 8 at 6:01AM
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 century 21 wolf's crossing realty
Investment Insights
Based on property information with market context.
This renovated professional office is located in downtown Kissimmee, offering visibility on Mabbette Street. The property is situated on a corner lot and is near the Osceola County Courthouse, Clerk of Court, and City Hall. The building features approximately 2,200 square feet of space, including two private offices, a reception and waiting area, a conference room, a full kitchen, and two restrooms. There are six dedicated parking spaces located at the rear of the building. The property is suitable for a range of professional uses such as a law firm, title company, insurance office, real estate brokerage, mortgage company, or medical office.
Key Highlights
- Prime corner‑lot location in the heart of Downtown Kissimmee with excellent visibility on high‑traffic Mabbette Street.
- Fully renovated, professional office space suitable for a variety of professional uses.
- Approximately 2,200 square feet of well‑designed space including two private offices, reception area, conference room, full kitchen, and two restrooms.
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
$27,027
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
5.43%
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%
$540,540
$540.5K
Cap Rate 7%
$386,100
$386.1K
Cap Rate 9%
$300,300
$300.3K
Market Conditions
NOI Build-Up for 2,200 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
$46.2K $21.00/SF
− Vacancy
−$10.2K −$4.62/SF
EGI
$36.0K $16.38/SF
− OpEx
−$9.0K −$4.10/SF
NOI
$27.0K $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%
$540,540
Cap Rate 7%
$386,100
Cap Rate 9%
$300,300
Alternative Uses
Best Use
Office B
$386.1K
$337.8K – $450.5K
NOI $27,027 @ 7.0% cap · market cap 5.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$528.7K
$462.6K – $616.8K
NOI $37,008 @ 7.0% cap · market cap 7.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,292
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Renovated office in downtown Kissimmee near Osceola County Courthouse.
Where is this office units located?
The property is located at 802 Mabbette St Kissimmee, FL.
What is the asking price?
The asking price for this property is $498,000.
What are key features of this property?
This property features: Prime corner‑lot location in the heart of Downtown Kissimmee with excellent visibility on high‑traffic Mabbette Street.; Fully renovated, professional office space suitable for a variety of professional uses.; Approximately 2,200 square feet of well‑designed space including two private offices, reception area, conference room, full kitchen, and two restrooms.
