Retail Storefront for
For Sale
$520,000
820 N Main St, Kissimmee, FL 34744
Well-situated retail storefront on N Main St, offering a straightforward opportunity for an owner-operator or tenant.
Property Size1,530 SF
Price / SF$339.87
Days on Market118
Property Features for 820 N Main St
General Information
Standard status
Active
Size
1,530 SF
Taxes and HOA fees
Annual Taxes
$4,796
Listing Agency:
EXP REALTY LLC
(321) 557-5652
Listed By:
John Gomez · License #3374681
(321) 557-5652
Source:
Exprealty
Added: May 6
Changed: Aug 28
Last Checked: Aug 30 at 7:48PM
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 EXP REALTY LLC
Investment Insights
Based on property information with market context.
This for-sale retail storefront at 820 N Main St offers a dedicated commercial space configured for retail use. The property is presented as a retail storefront opportunity in a compact, manageable format suited to a variety of local-serving businesses.
The asset is located in Kissimmee within Osceola County. Directions indicate access via US-441 S (Orange Blossom Trail), continuing as US-441 becomes N Main St, with the destination at 820 N Main St on the right after crossing the US-192 intersection (W Vine St).
For buyers and tenants seeking a retail location with direct storefront identity, this property is a practical option to consider. Its positioning along N Main St and its retail-specific presentation can support a range of neighborhood retail concepts, subject to applicable use requirements and leasing or ownership goals.
The asset is located in Kissimmee within Osceola County. Directions indicate access via US-441 S (Orange Blossom Trail), continuing as US-441 becomes N Main St, with the destination at 820 N Main St on the right after crossing the US-192 intersection (W Vine St).
For buyers and tenants seeking a retail location with direct storefront identity, this property is a practical option to consider. Its positioning along N Main St and its retail-specific presentation can support a range of neighborhood retail concepts, subject to applicable use requirements and leasing or ownership goals.
Key Highlights
- Retail storefront on N Main St at 820 N Main St in Osceola County
- Central air cooling
- Building was constructed 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
$17,182
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
3.30%
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%
$343,640
$343.6K
Cap Rate 7%
$245,457
$245.5K
Cap Rate 9%
$190,911
$190.9K
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
$26.6K $17.40/SF
− Vacancy
−$2.1K −$1.36/SF
EGI
$24.5K $16.04/SF
− OpEx
−$7.4K −$4.81/SF
NOI
$17.2K $11.23/SF
Area
Polk County, FL
Vacancy
7.80%
Lease Rate
$17.40 /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%
$343,640
Cap Rate 7%
$245,457
Cap Rate 9%
$190,911
Alternative Uses
Best Use
Retail
$245.5K
$214.8K – $286.4K
NOI $17,182 @ 7.0% cap · market cap 3.30%
Second Best
—
—
no second resolved use
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
Location Intelligence
Trade Area within ½ mile
3,326
Businesses Nearby
61k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 37%
Dining 29%
Apparel 26%
Home Improvements & Furnishings 7%
Ross Dress for Less
Apparel
16,012 visits/mo
0.4 miles
Chase Bank
Shops & Services
12,490 visits/mo
0.3 miles
Popeyes Louisiana Kitchen
Dining
7,693 visits/mo
0.4 miles
Arby's
Dining
4,237 visits/mo
0.4 miles
Eyeglass World
Shops & Services
4,128 visits/mo
0.3 miles
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 Retail in South region
Questions? Ask Rey
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Similar Off Market Nearby
- JF Events & Flowers — 806 W Verona St, Kissimmee, FL 34741
- Blooms To You — 303 Broadway, Kissimmee, FL 34741
- Robert Anthony Florist — 26 Broadway, Kissimmee, FL 34741
Frequently Asked Questions
What type of property is this?
Storefront property - Well-situated retail storefront on N Main St, offering a straightforward opportunity for an owner-operator or tenant.
Where is this storefront property located?
The property is located at 820 N Main St 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: Retail storefront on N Main St at 820 N Main St in Osceola County; Central air cooling; Building was constructed in 1966
