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    Property profile & analytics

    2280 Hickory Tree Rd St. Cloud, FL 34772

    • Land
    • 7.41 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US18-4603460
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Land

    Property Details for 2280 Hickory Tree Rd

    Lot size
    7.41 lot acres
    Property type
    Land
    Property subtype
    Industrial properties

    Description

    This exceptional 7.41-acre industrial land parcel is strategically located in St. Cloud, Florida, at 2280 Hickory Tree Rd, 34772. Situated just south of Irlo Bronson Memorial Highway, this property enjoys unparalleled access to major transportation arteries and benefits from its position within a rapidly expanding area. Currently zoned for Agricultural Development (AC), the property's ideal location, surrounded by significant residential and commercial developments, strongly suggests a highest and best use as industrial. The asking price is $2,700,000, translating to $364,372 per acre. The property's APN is 07-26-31-4950-0001-0660. Given its proximity to Orlando and major attractions (less than an hour from Disney), this site presents a compelling investment opportunity for developers seeking to capitalize on the region's robust growth trajectory. The surrounding area features numerous large-scale residential projects currently under construction, further underscoring the area's dynamic development.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    St. Cloud
    County
    Osceola
    State
    Florida
    Longitude
    -81.247
    Latitude
    28.2383

    Comparable in this City

    • Value Estimation by Request
      4.56 Acres

      3889 Hickory Tree Rd

      Land • 4.56 Acres
      3889 Hickory Tree Rd, St. Cloud, FL 34772
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    • Value Estimation by Request

      Holopaw Grv Rd

      Land
      0 Holopaw Grv Rd, St. Cloud, FL 34772
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      2.24 Acres

      3700 Kissimmee Park Rd

      Land • 97,574 SF
      3700 Kissimmee Park Rd, St. Cloud, FL 34772
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      4.82 Acres

      2898 Canoe Crk Rd

      Land • 4.82 Acres
      2898 Canoe Crk Rd, St. Cloud, FL 34772
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    • Value Estimation by Request
      4.91 Acres

      3975 Hickory Tree Rd

      Land • 4.91 Acres
      3975 Hickory Tree Rd, St. Cloud, FL 34772
      View Details
    • Value Estimation
      $1,300,000
      4.86 Acres

      Hickory Tree Rd

      INDUSTRIAL (GENERAL) • 4.86 Acres
      Hickory Tree Rd, Saint Cloud, FL 34772
      View Details

    Similar Nearby for Sale

    • New
      $850,000

      4.32 Acres with Warehouse

      4.32 acres of vacant land with a warehouse.
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    • $160,000
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      St. Cloud Acreage Opportunity

      2.45 acres to build your ideal Florida retreat.
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      Cleared Land with Subdivision Potential

      4 acres of cleared land with subdivision and investment potential.
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    • New
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      Vacant Land in Growing Area

      Vacant land in Saint Cloud with development potential.
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      St. Cloud Land Opportunity

      Almost 5 acres in St. Cloud, zoned AC.
      3975 Hickory Tree Rd, Saint Cloud, FL 34772
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    2280 Hickory Tree Rd
    St. Cloud, FL 34772
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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