Six-Bedroom
For Sale
$525,000
828 ABBEVILLE Court, Kissimmee, FL 34759
DUPLEX - Kissimmee, FL
Property Size2,580 SF
Lot Size0.29 Acres
Price / SF$203.49
Days on Market68
Property Features for 828 ABBEVILLE Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
OPUD
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 4, Bedroom 4, Bathroom 2, Bedroom 2, Bathroom 1, Bedroom 1, Bedroom 6, Bedroom 5, Bedroom 3
Parking features
Driveway
Interior features
BB / HS Internet Available, Cable TV Available, Ceiling Fans
Exterior features
Fenced
Fencing
Fenced
Appliances
Dishwasher, Microwave, Refrigerator(s), Stove(s) / Range(s) Oven(s)
Directions
From Cypress Parkway heading East Turn right at the 1st cross street onto Marigold Ave 0.3 mi. Turn left onto Fairway Rd 0.8 mi. Turn left onto Walnut St 1.3 mi. Turn left onto Amiens Rd 0.6 mi. Turn left onto Adour Dr 177 ft. Turn left onto Abbeville Ct & Destination will be on the left
Standard status
Active
APN
25-26-28-6138-2062-0140
Size
2,580 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
POINCIANA V5 NBD 1 PB 3 PG 144 BLK 2062 LOT 14 19/27/29
Tax Annual Amount
6638
Legal Description
POINCIANA V5 NBD 1 PB 3 PG 144 BLK 2062 LOT 14 19/27/29
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Amenities
fitness center
pool
playground
park
community gathering areas
event rooms
basketball court
walking paths
in-unit laundry
shared backyard
Building Details
Year built
2017
Floors in Building
1
Flooring type
Tile
Building materials
Concrete Block
Roof type
Shingle
Architectural style
Other
Listing Agency:
Paradise Real Estate International LLC
(863) 272-7540
Listed By:
Kenneth Oxsalida · License #3577009
(863) 272-2396
Added: Jun 11
Changed: Jul 23
Last Checked: Aug 17 at 9:06AM
MLS# 325946
Copyright © 2026 Heartland Multiple Listing Service, Inc. 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.
Built in 2017, this 2,580-square-foot duplex contains two residences, each with three bedrooms, two bathrooms, an open-concept living area, a large kitchen, tiled floors, and an in-house laundry room. Primary suites include double vanities, oversized mirrors, and tiled shower and bath areas. Central heating and cooling, concrete block construction, a shingle roof, public sewer, and driveway parking support the property’s practical residential configuration. A shared backyard is enclosed with a partition fence.
The property is fully leased and situated on a 0.29-acre parcel in Kissimmee’s Poinciana Villages community. Community amenities listed for residents include a fitness center, swimming pool, playgrounds, parks, event rooms, basketball facilities, and walking paths. The property is located between Orlando and Lakeland, with access to shopping, dining, healthcare, entertainment, natural preserves, golf courses, and lakes.
The property is fully leased and situated on a 0.29-acre parcel in Kissimmee’s Poinciana Villages community. Community amenities listed for residents include a fitness center, swimming pool, playgrounds, parks, event rooms, basketball facilities, and walking paths. The property is located between Orlando and Lakeland, with access to shopping, dining, healthcare, entertainment, natural preserves, golf courses, and lakes.
Key Highlights
- 2,580 SF duplex on a 0.29‑acre parcel
- Built in 2017 with concrete block construction and shingle roof
- Two residences, each with 3 bedrooms and 2 bathrooms
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
$27,355
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%
$547,100
$547.1K
Cap Rate 7%
$390,786
$390.8K
Cap Rate 9%
$303,944
$303.9K
Market Conditions
NOI Build-Up for 2,580 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
$41.8K $16.20/SF
− Vacancy
−$2.7K −$1.05/SF
EGI
$39.1K $15.15/SF
− OpEx
−$11.7K −$4.54/SF
NOI
$27.4K $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%
$547,100
Cap Rate 7%
$390,786
Cap Rate 9%
$303,944
Alternative Uses
Best Use
Multifamily LT 5
$390.8K
$341.9K – $455.9K
NOI $27,355 @ 7.0% cap · market cap 5.21%
Second Best
Apartment 5plus
$349.1K
$305.5K – $407.3K
NOI $24,438 @ 7.0% cap · market cap 4.65%
Theoretical Best
Office A
$620.0K
$542.5K – $723.3K
NOI $43,400 @ 7.0% cap · market cap 8.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
101
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 - Fully leased duplex with two three-bedroom residences, tiled interiors, private laundry rooms, and fenced outdoor space.
Where is this duplex located?
The property is located at 828 ABBEVILLE Court Kissimmee, FL.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 2,580 SF duplex on a 0.29‑acre parcel; Built in 2017 with concrete block construction and shingle roof; Two residences, each with 3 bedrooms and 2 bathrooms
