Freestanding Storefront
For Sale
$520,000
820 N MAIN Street, Kissimmee, FL 34744
Commercial Sale, KISSIMMEE, FL
Property Size2,030 SF
Lot Size0.10 Acres
Price / SF$339.87
Days on Market122
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 23
Last Checked: Sep 2 at 9:06AM
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.
This freestanding commercial storefront building is positioned on N Main Street, identified as US-441, in Kissimmee. The property occupies a 0.10-acre lot and carries KB3 zoning. The building dates to 1966 and features block and stucco construction with central air conditioning.
The source information identifies potential applications including retail, professional office, medical service, and specialty salon uses. Its placement along N Main Street provides direct exposure to the US-441 corridor. The property is located in Osceola County, Florida, within the 34744 postal area.
The source information identifies potential applications including retail, professional office, medical service, and specialty salon uses. Its placement along N Main Street provides direct exposure to the US-441 corridor. The property is located in Osceola County, Florida, within the 34744 postal area.
Key Highlights
- Freestanding commercial storefront building
- 0.10‑acre lot with KB3 zoning
- Directly on N Main Street, identified as US‑441
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
Lease Details
Yes
Highway access
Yes
Paved road access
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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 - KB3-zoned commercial property with central air and flexible retail-oriented use potential.
Where is this storefront property 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: Freestanding commercial storefront building; 0.10‑acre lot with KB3 zoning; Directly on N Main Street, identified as US‑441
