Full Duplex With Modern
For Sale
$524,000
804-806 COLVILLE Drive, Kissimmee, FL 34759
MULTI_FAMILY - KISSIMMEE, FL
Property Size2,574 SF
Lot Size0.18 Acres
Price / SF$203.57
Days on Market90
Property Features for 804-806 COLVILLE Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 2, Bedroom 1, Bathroom 1, Bathroom 4, Family Room, Bedroom 5, Bedroom 4, Bedroom 2, Laundry Room, Bathroom 3, Bedroom 6
Pets allowed
Yes
Interior features
Ceiling Fans(s), Eat-in Kitchen, Kitchen/Family Room Combo, Open Floorplan, Primary Bedroom Main Floor, Stone Counters, Walk-In Closet(s)
Exterior features
Lighting
Appliances
Dishwasher, Dryer, Microwave, Range, Refrigerator, Washer
Subdivision
POINCIANA NBRHD 06 VILLAGE 07
Elementary school
Sandhill Elem
Middle school
Lake Marion Creek Middle
High school
Haines City Senior High
Directions
From US-17 S/US-92 W/John Young Pkwy: Use the left 2 lanes to turn left onto Pleasant Hill Rd- Continue onto Cypress Pkwy- Use the left 2 lanes to turn left onto Marigold Ave- Turn right onto Lake Hatchineha Rd- Continue on Allegheny Rd. Take Cedarfield Dr to Colville Dr- Turn right onto Allegheny Rd- Turn left onto Cedarfield Dr- Turn left onto Colville Dr- Destination will be on the right
Standard status
Active
APN
28-28-15-935360-078020
Size
2,574 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
POINCIANA NEIGHBORHOOD 6 VILLAGE 7 PB 61 PGS 29/52 BLOCK 3087 LOT 2
Tax Annual Amount
622
Legal Description
POINCIANA NEIGHBORHOOD 6 VILLAGE 7 PB 61 PGS 29/52 BLOCK 3087 LOT 2
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
high-end flooring
ceiling fans
walk-in closets
upgraded kitchens
stainless-steel appliances
washer/dryer sets
dual sinks
tiled showers
glass-enclosed walk-in showers
covered entries
extended driveways
Building Details
Year built
2025
Floors in Building
1
Building materials
Block, Stucco
Roof type
Shingle
Listing Agency:
KELLER WILLIAMS REALTY AT THE LAKES
(407) 566-1800
Listed By:
Ashley Hellesvig · License #3451675
(407) 488-7182
Added: May 16
Changed: Aug 6
Last Checked: Aug 13 at 5:06AM
MLS# S5150369
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 full duplex includes two separate units with a combined six bedrooms and four bathrooms. Interior features include open floor plans, eat-in kitchens, stone counters, ceiling fans, walk-in closets, and primary bedrooms on the main floor. Each unit is equipped with a range, refrigerator, microwave, dishwasher, washer, and dryer, along with central heating and central air. Covered entries and extended driveways add functional exterior space.
Built in 2025, the property uses block and stucco construction beneath a shingle roof. Public water and public sewer serve the duplex, and both units include upgraded kitchen cabinetry, stainless-steel appliances, and primary bathrooms with dual sinks and tiled, glass-enclosed showers. The property is located in the Poinciana Villages community in Kissimmee, Florida.
Built in 2025, the property uses block and stucco construction beneath a shingle roof. Public water and public sewer serve the duplex, and both units include upgraded kitchen cabinetry, stainless-steel appliances, and primary bathrooms with dual sinks and tiled, glass-enclosed showers. The property is located in the Poinciana Villages community in Kissimmee, Florida.
Key Highlights
- Two‑unit duplex built in 2025
- 6 bedrooms and 4 bathrooms across both units
- Combined property size reported as 2,574 square feet
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
$27,292
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
5.21%
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%
$545,840
$545.8K
Cap Rate 7%
$389,886
$389.9K
Cap Rate 9%
$303,244
$303.2K
Market Conditions
NOI Build-Up for 2,574 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
$41.7K $16.20/SF
− Vacancy
−$2.7K −$1.05/SF
EGI
$39.0K $15.15/SF
− OpEx
−$11.7K −$4.54/SF
NOI
$27.3K $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%
$545,840
Cap Rate 7%
$389,886
Cap Rate 9%
$303,244
Alternative Uses
Best Use
Multifamily LT 5
$389.9K
$341.2K – $454.9K
NOI $27,292 @ 7.0% cap · market cap 5.21%
Second Best
Apartment 5plus
$348.3K
$304.8K – $406.4K
NOI $24,381 @ 7.0% cap · market cap 4.65%
Theoretical Best
Office A
$618.6K
$541.2K – $721.7K
NOI $43,299 @ 7.0% cap · market cap 8.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
37
Businesses Nearby
Explore this area
Business Placement
Demographics for 34759, FL
42,067
Population
17,391
Households
2.4
Avg Household Size
42
Median Age
27%
College-Educated
87%
High-School Grad
75.4 sq mi
ZIP Area
558
Density / Sq Mi
$62,373
Median Household Income
$29,959
Median Earnings
$1,670
Median Rent
$271,400
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-unit property with upgraded kitchens, private laundry appliances, and practical interior layouts.
Where is this duplex located?
The property is located at 804-806 COLVILLE Drive Kissimmee, FL.
What is the asking price?
The asking price for this property is $524,000.
What are key features of this property?
This property features: Two‑unit duplex built in 2025; 6 bedrooms and 4 bathrooms across both units; Combined property size reported as 2,574 square feet
