Kissimmee Commercial Building Investment
For Sale
Contact for pricing
Pending
105 E Cypress St, Kissimmee, FL 34744
Two-unit commercial building in historic Kissimmee with parking.
Property Size1,568 SF
Days on Market965
Property Features for 105 E Cypress St
General Information
Standard status
Pending
Size
1,568 SF
Total Parking Spaces
12
Property subtype
Mixed Use, Office, Retail
Zoning
KB2
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$22,032
Building Details
Year Built
1948
Year Renovated
2023
Tenancy
Multi
Listing Agency:
Century 21 Carioti
(407) 360-4435
Listed By:
Sammy Nakhleh · License #3321921
Source:
Crexi
Added: Jan 9, 2024
Changed: Aug 23
Last Checked: Aug 31 at 7:35AM
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 Century 21 Carioti
Investment Insights
Based on property information with market context.
This two-unit commercial building presents an investment opportunity in a historical area of Kissimmee. Situated on a corner lot, the property includes a parking lot across the street with space for 12 cars. The building features updated plumbing, a new electric panel, and a new roof installed in 2023. The exterior has been recently painted. Unit 1 is currently operating as a barber shop and includes a newer AC unit. Unit 2 is a Caribbean restaurant with a newer AC unit, new floors, new paint, and a new bathroom. Both units are currently generating income. The property has a size of 1568 square feet.
Key Highlights
- Income‑generating property with two tenant‑occupied units, currently a barber shop and Caribbean restaurant.
- Recent major renovations including: new plumbing, new electric panel, and a new roof installed in 2023.
- Dedicated parking lot across the street with space for 12 cars.
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
$17,658
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
6.56%
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%
$353,160
$353.2K
Cap Rate 7%
$252,257
$252.3K
Cap Rate 9%
$196,200
$196.2K
Market Conditions
NOI Build-Up for 1,568 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
$31.0K $19.80/SF
− Vacancy
−$2.8K −$1.78/SF
EGI
$28.3K $18.02/SF
− OpEx
−$10.6K −$6.76/SF
NOI
$17.7K $11.26/SF
Area
Polk County, FL
Vacancy
9.00%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
37.50%
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%
$353,160
Cap Rate 7%
$252,257
Cap Rate 9%
$196,200
Alternative Uses
Best Use
Mixed Use
$252.3K
$220.7K – $294.3K
NOI $17,658 @ 7.0% cap · market cap 6.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$376.8K
$329.7K – $439.6K
NOI $26,376 @ 7.0% cap · market cap 9.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,607
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-unit commercial building in historic Kissimmee with parking.
Where is this mixed-use property located?
The property is located at 105 E Cypress St Kissimmee, FL.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: Income‑generating property with two tenant‑occupied units, currently a barber shop and Caribbean restaurant.; Recent major renovations including: new plumbing, new electric panel, and a new roof installed in 2023.; Dedicated parking lot across the street with space for 12 cars.
