Irlo Bronson Plaza
7.60% CAP | 11.46% Y1 Total Return | $214 | 30,000VPD | 90k AVG HH Income
Marketing description
Marcus & Millichap’s TC Retail Group is pleased to present the opportunity to acquire a 100% leased, multi-tenant retail property offered at $214.06 per square foot with a 7.60% cap rate, below replacement cost.
The property totals 28,730 square feet and was constructed in two phases, Phase I (2004) and Phase II (2019). The center features concrete block construction and a metal roof with significant remaining useful life. The parking lot was recently sealed and restriped in December 2025, limiting near-term capital expenditure requirements. The site benefits from direct frontage along US-192 (Irlo Bronson Memorial Highway), a primary east–west corridor with approximately 30,000 vehicles per day, providing strong connectivity between St. Cloud, Kissimmee, and the Disney area.
The center is anchored by Furniture One and supported by VITAS Healthcare, a national tenant, subsidiary of Chemed Corporation (NYSE: CHE), with a corporate guarantee, and One+ Pickleball Club, a growing experiential tenant serving the surrounding residential base. The property offers built-in rental increases, providing a hedge against inflation, and delivers a projected 7.30% Year 1 cash-on-cash return and an 11.46% Year 1 total return, with strong long-term income growth potential. Additional upside exists through the VITAS Healthcare lease, which converts to NN during the renewal period, materially reducing landlord expense exposure and providing a meaningful increase in net operating income.
The surrounding trade area is supported by strong demographics, significant residential growth, and a dense concentration of national and local retailers along the US-192 corridor. The property is positioned within a population of just under 90,000 residents within a five-mile radius, with average household incomes of approximately $90,000 within the one- and three-mile radius. The area is experiencing projected annual population growth of 4.2%, reinforcing long-term tenant demand.
According to CoStar, average asking rents in the submarket are approximately $32.00 per square foot, supporting future rent growth and mark-to-market potential. Nearby national retailers include Walmart Supercenter, Target, Publix, Home Depot, Lowe’s, TJ Maxx, Ross, Chick-fil-A, Starbucks, and McDonald’s, further solidifying the corridor as a dominant retail destination.
Investment highlights
•ATTRACTIVE IN-PLACE AND GOING-IN RETURNS: Delivers a 7.30% Year 1 Cash-on-Cash Return and an 11.46% Year 1 Total Return, supported by in-place income and contractual rent escalations.
•SIGNIFICANT NOI UPSIDE VIA LEASE STRUCTURE: The VITAS Healthcare lease converts to NN upon renewal, materially reducing landlord expense exposure and providing a meaningful increase in NOI without additional capital investment.
•DIVERSIFIED TENANT MIX WITH NATIONAL CREDIT: Anchored by Furniture One (52% of GLA) and supported by VITAS Healthcare, a publicly traded national tenant with a corporate guarantee, along with One+ Pickleball Club, an experiential tenant serving the local residential base.
•BELOW REPLACEMENT COST BASIS: Offered at $214.06 per square foot, providing downside protection and favorable basis relative to current construction costs.
•STRONG SUBMARKET RENT FUNDAMENTALS: According to CoStar, average asking rents in the submarket are approximately $32.00 PSF, supporting long-term rent growth and future mark-to-market potential.
•LIMITED NEAR-TERM CAPITAL EXPENDITURE: Concrete block construction with a metal roof offering significant remaining useful life. The parking lot was sealed and restriped in December 2025, minimizing near-term capital requirements.
•HIGH-GROWTH ST. CLOUD TRADE AREA: Positioned within a five-mile population of just under 90,000 residents, with average household incomes of approximately $90,000 within the one- and three-mile radius and projected annual population growth of 4.2%.
•PRIME US-192 FRONTAGE WITH STRONG VISIBILITY: Direct frontage along US-192 (Irlo Bronson Memorial Highway) with approximately 30,000 vehicles per day, a major east–west corridor connecting St. Cloud, Kissimmee, and the Disney area.
• ESTABLISHED RETAIL CORRIDOR: Surrounded by a dense concentration of national retailers including Walmart Supercenter, Target, Publix, Home Depot, Lowe’s, TJ Maxx, Ross, Chick-fil-A, Starbucks, and McDonald’s, reinforcing long-term tenant demand.
•STRONG REGIONAL CONNECTIVITY: Convenient access to FL-417, connecting the property to Orlando, Orlando International Airport, and major employment hubs.
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