Multi-Suite Office
For Sale
$549,900
Pending
https //evrealestate.com/en/properties/our-listings/Undisclosed-Address-KISSIMMEE-FL-34744-StellarMLS-S5147374, Kissimmee, FL 34744
Office building with suites 201–208 offered for sale in Kissimmee.
Property Size2,200 SF
Days on Market137
Property Features for https //evrealestate.com/en/properties/our-listings/Undisclosed-Address-KISSIMMEE-FL-34744-StellarMLS-S5147374
General Information
Standard status
Pending
Size
2,200 SF
Zoning
KMPU
Taxes and HOA fees
Annual Taxes
$1,759
Amenities
Sidewalks
Central Air
Building Details
Building Size
2,200 SF
Year Built
1989
Stories
1
Listing Agency:
(321) 746-1564
Listed By:
Melvin Cotto
(321) 746-1564
Source:
Evrealestate
Added: Apr 9
Changed: Aug 8
Last Checked: Aug 23 at 4:45AM
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 Melvin Cotto
Investment Insights
Based on property information with market context.
This for-sale office property includes multiple suites labeled 201–208 within a single building, totaling 2,200 square feet. It presents an established setup for office tenants seeking individual suite space.
The property is located at 809 E Oak Street in Kissimmee, Florida (Osceola County). Directions from US 192 include turning onto Oak Street toward Heritage Square, with the building located as the first building on the left.
The property is located at 809 E Oak Street in Kissimmee, Florida (Osceola County). Directions from US 192 include turning onto Oak Street toward Heritage Square, with the building located as the first building on the left.
Key Highlights
- Office building offered for sale in Kissimmee
- Building year built: 1989
- Central air cooling
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
$27,027
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
4.91%
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%
$540,540
$540.5K
Cap Rate 7%
$386,100
$386.1K
Cap Rate 9%
$300,300
$300.3K
Market Conditions
NOI Build-Up for 2,200 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
$46.2K $21.00/SF
− Vacancy
−$10.2K −$4.62/SF
EGI
$36.0K $16.38/SF
− OpEx
−$9.0K −$4.10/SF
NOI
$27.0K $12.29/SF
Area
Polk County, FL
Vacancy
22.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$540,540
Cap Rate 7%
$386,100
Cap Rate 9%
$300,300
Alternative Uses
Best Use
Office B
$386.1K
$337.8K – $450.5K
NOI $27,027 @ 7.0% cap · market cap 4.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$528.7K
$462.6K – $616.8K
NOI $37,008 @ 7.0% cap · market cap 6.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
371
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Office building with suites 201–208 offered for sale in Kissimmee.
Where is this office building located?
The property is located at https //evrealestate.com/en/properties/our-listings/Undisclosed-Address-KISSIMMEE-FL-34744-StellarMLS-S5147374 Kissimmee, FL.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Office building offered for sale in Kissimmee; Building year built: 1989; Central air cooling
