Freestanding Commercial
For Sale
$520,000
820 N MAIN Street, Kissimmee, FL 34744
COMMERCIAL - KISSIMMEE, FL
Property Size2,030 SF
Lot Size0.10 Acres
Price / SF$339.87
Days on Market96
Property Features for 820 N MAIN Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
KB3
Subdivision
S A ROBINSONS
Directions
Head South on US-441 S (Orange Blossom Trail) straight into Kissimmee. Continue straight as US-441 becomes N Main St. Cross over the intersection at US-192 (W Vine St). The destination (820 N Main St) will be shortly ahead on your right.
Standard status
Active
APN
22-25-29-2010-0004-0010
Size
1,530 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
S. A. ROBINSON ADDN PB A PG 010 BLK 4 E 80 FT LOT 1 LESS E 7 FT FOR RD R/W
Tax Annual Amount
4796
Legal Description
S. A. ROBINSON ADDN PB A PG 010 BLK 4 E 80 FT LOT 1 LESS E 7 FT FOR RD R/W
Utilities
Cooling system
Central Air
Building Details
Year built
1966
Floors in Building
1
Building materials
Block, Stucco
Listing Agency:
EXP REALTY LLC
(888) 883-8509
Listed By:
John Gomez · License #3374681
(321) 557-5652
Added: May 4
Changed: Aug 4
Last Checked: Aug 7 at 8:06AM
MLS# S5149301
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.
Located at 820 N Main Street in Kissimmee, this freestanding commercial building is available for sale. The remarks describe the property as approximately 2,030 square feet on a 0.10-acre lot, with KB3 zoning.
The building sits directly on N Main St (US-441), identified in the listing as a high-traffic thoroughfare. The property’s visibility and freestanding configuration are presented as supporting a range of business uses.
Per the listing, the offered versatility may include retail, professional offices, medical services, or a specialty salon. The property is offered as a commercial investment opportunity near historic downtown Kissimmee.
The building sits directly on N Main St (US-441), identified in the listing as a high-traffic thoroughfare. The property’s visibility and freestanding configuration are presented as supporting a range of business uses.
Per the listing, the offered versatility may include retail, professional offices, medical services, or a specialty salon. The property is offered as a commercial investment opportunity near historic downtown Kissimmee.
Key Highlights
- 2,030 SqFt freestanding commercial building on N Main St (US‑441)
- 0.10‑acre lot with KB3 zoning
- Built in 1966
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
$18,796
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
3.61%
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%
$375,920
$375.9K
Cap Rate 7%
$268,514
$268.5K
Cap Rate 9%
$208,844
$208.8K
Market Conditions
NOI Build-Up for 1,530 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
$32.1K $21.00/SF
− Vacancy
−$7.1K −$4.62/SF
EGI
$25.1K $16.38/SF
− OpEx
−$6.3K −$4.10/SF
NOI
$18.8K $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%
$375,920
Cap Rate 7%
$268,514
Cap Rate 9%
$208,844
Alternative Uses
Best Use
Office B
$268.5K
$235.0K – $313.3K
NOI $18,796 @ 7.0% cap · market cap 3.61%
Second Best
Retail
$245.5K
$214.8K – $286.4K
NOI $17,182 @ 7.0% cap · market cap 3.30%
Theoretical Best
Office A
$367.7K
$321.7K – $429.0K
NOI $25,737 @ 7.0% cap · market cap 4.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3,326
Businesses Nearby
Explore this area
Business Placement
Demographics for 34744, FL
59,232
Population
22,800
Households
2.6
Avg Household Size
38
Median Age
26%
College-Educated
87%
High-School Grad
33.3 sq mi
ZIP Area
1,779
Density / Sq Mi
$69,837
Median Household Income
$35,174
Median Earnings
$1,426
Median Rent
$326,700
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 building - Freestanding building with KB3 zoning, positioned directly on N Main St (US-441) for flexible commercial use.
Where is this office building located?
The property is located at 820 N MAIN Street Kissimmee, FL.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: 2,030 SqFt freestanding commercial building on N Main St (US‑441); 0.10‑acre lot with KB3 zoning; Built in 1966
