Renovated Downtown Office
For Sale
$479,000
802 MABBETTE ST, Kissimmee, FL 34741
Commercial Sale, KISSIMMEE, FL
Property Size2,200 SF
Lot Size0.17 Acres
Price / SF$217.73
Days on Market229
Property Features for 802 MABBETTE ST
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
KRB2
Directions
From Hwy 192, go South on John Young Pkwy to Left on Mabbette Street. Office on Right at corner of Mabbette and Rose Ave.
Subdivision
34741 - Kissimmee (Downtown East)
Standard status
Active
APN
21-25-29-1920-000Q-0010
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PATRICKS ADDN PB A PG 001 BLK Q E 60 FT OF THE N 116.93 FT OF LOT 1
Tax Annual Amount
5415
Legal Description
PATRICKS ADDN PB A PG 001 BLK Q E 60 FT OF THE N 116.93 FT OF LOT 1
Utilities
Cooling system
Central Air
Amenities
private offices
reception and waiting area
conference room
full kitchen
restrooms
Building Details
Year built
1906
Floors in Building
1
Building materials
Frame
Listing Agency:
CENTURY 21 WOLF'S CROSSING REALTY · Century 21 Real Estate
(407) 449-0000
Listed By:
Fernando Homs · License #3159618
(407) 873-9370
Added: Jan 14
Changed: Aug 20
Last Checked: Aug 31 at 11:06PM
MLS# S5141524
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 renovated office property in downtown Kissimmee provides a professional configuration with two private offices, a reception and waiting area, a conference room, kitchen, and two restrooms. The building has frame construction, central air, and a 1906 year built date. The 0.17-acre site includes six dedicated rear parking spaces and occupies a corner lot along Mabbette Street.
The property is near the Osceola County Courthouse, Clerk of Court, and City Hall. Its KRB2 zoning and existing office layout support continued professional office use, subject to applicable requirements.
The property is near the Osceola County Courthouse, Clerk of Court, and City Hall. Its KRB2 zoning and existing office layout support continued professional office use, subject to applicable requirements.
Key Highlights
- Renovated office property with two private offices and a conference room
- Reception and waiting area, full kitchen, and two restrooms
- Six dedicated parking spaces located behind the building
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
5.64%
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 5.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$528.7K
$462.6K – $616.8K
NOI $37,008 @ 7.0% cap · market cap 7.73%
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Corner-lot office with reception, conference, and support areas.
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 $479,000.
What are key features of this property?
This property features: Renovated office property with two private offices and a conference room; Reception and waiting area, full kitchen, and two restrooms; Six dedicated parking spaces located behind the building
