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Property profile & analytics
FOR SALE
Office buildings
104 S Clyde Ave Kissimmee, FL 34741
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-3059700
For Sale
1 / 17
$575,000
104 S Clyde Ave, Kissimmee, FL 34741
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1952
Total area
1,887 SF
Lot
0.34 ac (14,810 SF)
Zoning code
KRB2
APN
212529192000EE0010
UPID
US18-3059700
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$510k
CAP Approach
CAP
$465k
Comparable Approach
Comparable
$653k
Blend (final)
Blend
$505k
Owner & transaction history
Doitteau Lugo Real Estate LLC · 4 yrs held
Doitteau Lugo Real Estate LLC
since 2022
Last sale
$450,000
7 recorded transactions
Zoning & alternative use
KRB2 · Kissimmee, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$565,000
+13.9%
Neighborhood: shopping center
$535,000
+8.1%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Kissimmee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kissimmee submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$610,000
ML approach
$510,000
CAP Approach
CAP Return
Estimation
6%
$500,000
6.5%
$465,000
7%
$430,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$495,000
Current use
AUTO REPAIR, GARAGE
$565,000
Change: +14% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$535,000
Change: +8% · Conversion: Difficult
RETAIL STORES
$480,000
Change: -3% · Conversion: Moderate
COMMERCIAL (GENERAL)
$420,000
Change: -15% · Conversion: Easy
WAREHOUSE, STORAGE
$420,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$505k
Range $455k – $556k · ±10% · vs last sale $450k (May 5 2022)
Last sale anchor
$450k
May 5 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$268 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$6,876
Tax year 2023
Assessed value
$392,400
Assessed 2023
Previous assessed
$296,700
+32.3% YoY
Effective rate
1.75%
On assessed value
Assessed land
$110,800
Assessed improvement
$281,600
Land market value
$110,800
Improvement market value
$281,600
Total market value
$392,400
Applied tax rate
200.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Sale
Year built
1952
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Units
1
Rooms
10
Bathrooms
2
Total area
1,887 SF
Lot
0.34 ac (14,810 SF)
Zoning code
KRB2
APN
212529192000EE0010
UPID
US18-3059700
Jurisdiction
OSCEOLA
Zoning & alternative use
KRB2 · Kissimmee, FL
Zoning KRB2 · permitted uses
KRB2 · Kissimmee, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Kissimmee. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$495,000
AUTO REPAIR, GARAGE
Est. value
$565,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$535,000
RETAIL STORES
Est. value
$480,000
COMMERCIAL (GENERAL)
Est. value
$420,000
WAREHOUSE, STORAGE
Est. value
$420,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1952
Heating
YES
Cooling
Yes
Stories
1
Units
1
Rooms
10
Bathrooms
2
Lot
0.34 ac
Current owner
From public records · entity-resolved
Doitteau Lugo Real Estate LLC
Entity
Mailing address
4945 OLIVIA CT, SAINT CLOUD, FL 34772-8772
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 5, 2022
$450,000
Doitteau Lugo Real Estate LLC
D Lugo And Deflora Pa
Warranty Deed
$382,500 · Bank Of America NA
May 28, 2013
$170,000
Dlugo Pa
Bankfirst
Warranty Deed
$93,750 · Florida Bank Of Commerce
Oct 30, 2012
$190,000
Bank First
Professional Properties LLC
Grant Deed
related
—
Feb 13, 2001
$125,000
T L C Professional Properties
Guenther,ray C
Grant Deed
$165,000 · Bank Of Central Florida
—
—
Tlc Professional Props LLC
—
Deed Of Trust
related
$26,414 · Bankfirst
—
—
Tlc Professional Props LLC
—
Deed Of Trust
related
$5,119 · Bankfirst
—
—
Tlc Professional Props LLC
—
Deed Of Trust
related
$228,896 · Bankfirst
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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