Fully Leased
For Sale
$525,000
828 Abbeville Court, Kissimmee, FL 34759
Two residences feature tiled interiors, open living areas, private laundry rooms, and shared outdoor space.
Property Size2,580 SF
Price / SF$203.49
Days on Market133
Property Features for 828 Abbeville Court
General Information
Standard status
Active
Size
2,580 SF
Property subtype
Multi-family
Occupancy
100%
Additional Details
Multifamily Units
2
Amenities
large shared backyard
in-unit laundry
fitness center
resort-style swimming pool
playgrounds
parks
community gathering areas
multipurpose event rooms
full-sized basketball facility
walking paths
Building Details
Year Built
2017
Listing Agency:
PARADISE REAL ESTATE INTL
(863) 272-2396
Listed By:
Kenneth Oxsalida · License #3577009
Source:
Realtygroupfl
Added: Apr 7
Changed: Aug 17
Last Checked: Aug 17 at 8:14AM
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 PARADISE REAL ESTATE INTL
Investment Insights
Based on property information with market context.
Built in 2017, this duplex contains 2,580 square feet with two residences, each offering approximately 1,300 square feet, three bedrooms, and two bathrooms. Both units are fully leased and feature open-concept living areas, fully tiled floors, large kitchens with substantial cabinetry and counter space, in-home laundry rooms, and primary suites with double vanities and tiled shower areas. Major building components, including the roof, HVAC systems, plumbing, electrical, and structural elements, are less than ten years old.
The property includes a shared backyard divided by a partition fence. It is located in Poinciana Villages, a community with a fitness center, swimming pool, playgrounds, parks, gathering areas, event rooms, walking paths, and a full-sized basketball facility. The property is situated between Orlando and Lakeland, with access to shopping, dining, healthcare, entertainment, golf courses, lakes, and outdoor recreation.
The property includes a shared backyard divided by a partition fence. It is located in Poinciana Villages, a community with a fitness center, swimming pool, playgrounds, parks, gathering areas, event rooms, walking paths, and a full-sized basketball facility. The property is situated between Orlando and Lakeland, with access to shopping, dining, healthcare, entertainment, golf courses, lakes, and outdoor recreation.
Key Highlights
- 2017‑built duplex with 2,580 square feet
- Two fully leased residences, each with approximately 1,300 square feet
- Each unit includes 3 bedrooms, 2 bathrooms, and an open‑concept layout
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 - Two residences feature tiled interiors, open living areas, private laundry rooms, and shared 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: 2017‑built duplex with 2,580 square feet; Two fully leased residences, each with approximately 1,300 square feet; Each unit includes 3 bedrooms, 2 bathrooms, and an open‑concept layout
