Office Units with Private
For Sale
$499,000
Pending
2109 LITHIA PINECREST Road, Valrico, FL 33596
Commercial Sale, VALRICO, FL
Property Size2,311 SF
Lot Size0.42 Acres
Days on Market263
Property Features for 2109 LITHIA PINECREST Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
PD
Security features
Security Lighting
Window features
Tinted Windows, Blinds
Appliances
Dishwasher, Microwave, Refrigerator
Subdivision
VAN SANT SUB
Directions
Head east on W Brandon Blvd toward S Gornto Lake Rd, turn right onto Lithia Pinecrest Rd, turn left onto Meadowridge Dr The Destination will be on the left, 2109 Lithia Pinecrest Rd, Valrico, FL 33596
Standard status
Pending
APN
U-36-29-20-2GN-000000-00047.0
Size
2,311 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
VAN SANT SUBDIVISION PT OF LOT 47 DESC AS BEG AT INTERS OF N R/W OF LITHIA-PINECREST RD WITH SELY BDRY OF LOT 47 THN N 37 DEG 47 MIN 15 SEC W 110.75 FT THN NELY P/L WITH SELY BDRY OF LOT 47 182.66 FT MOL THN SELY P/L WITH N R/W OF LITHIA-PINECREST RD 110.75 FT TO SELY BDRY OF LOT 47 THN SWLY ALONG SAID BDRY TO POB LESS R/W
Tax Annual Amount
6050
Legal Description
VAN SANT SUBDIVISION PT OF LOT 47 DESC AS BEG AT INTERS OF N R/W OF LITHIA-PINECREST RD WITH SELY BDRY OF LOT 47 THN N 37 DEG 47 MIN 15 SEC W 110.75 FT THN NELY P/L WITH SELY BDRY OF LOT 47 182.66 FT MOL THN SELY P/L WITH N R/W OF LITHIA-PINECREST RD 110.75 FT TO SELY BDRY OF LOT 47 THN SWLY ALONG SAID BDRY TO POB LESS R/W
Utilities
Utilities
Phone Available
Sewer type
Septic Tank
Heating system
Heat Pump (Heating), Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
full kitchen
open meeting or collaborative space
large on-site storage shed
fifty-amp RV charger
privacy fence
Building Details
Year built
1980
Floors in Building
1
Flooring type
Tile - Ceramic, Carpet, Tile
Building materials
Block, Stucco
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
KELLER WILLIAMS SOUTH TAMPA · Keller Williams Realty
(813) 875-3700
Listed By:
Brenda Wade · License #SL695977
(813) 655-5333
Added: Dec 18, 2025
Changed: Sep 2
Last Checked: Sep 7 at 9:06PM
MLS# TB8456021
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This PD-zoned office property contains 2,311 square feet of interior space arranged with five private offices, an open meeting or collaborative area, a full kitchen, and two full bathrooms. The building includes central air, heat-pump heating, block and stucco construction, and a shingle roof. A newer roof and water heater add to the existing improvements, while a storage shed, 50-amp RV charger, and privacy fence provide additional on-site functionality.
The property occupies 0.42 acres with approximately 110 feet of frontage on Lithia Pinecrest Road in Valrico, between West Lumsden Road and Bloomingdale Avenue. Regional access includes a drive of less than 15 minutes to I-75 and the Selmon Expressway, about 20 minutes to I-4, and within 30 minutes of Tampa International Airport. Public water and septic service are in place.
The property occupies 0.42 acres with approximately 110 feet of frontage on Lithia Pinecrest Road in Valrico, between West Lumsden Road and Bloomingdale Avenue. Regional access includes a drive of less than 15 minutes to I-75 and the Selmon Expressway, about 20 minutes to I-4, and within 30 minutes of Tampa International Airport. Public water and septic service are in place.
Key Highlights
- 2,311‑square‑foot office property with five private offices
- Approximately 110 feet of frontage on Lithia Pinecrest Road
- PD zoning on a 0.42‑acre site
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
$41,072
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
8.23%
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%
$821,440
$821.4K
Cap Rate 7%
$586,743
$586.7K
Cap Rate 9%
$456,356
$456.4K
Market Conditions
NOI Build-Up for 2,311 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
$67.1K $29.04/SF
− Vacancy
−$12.3K −$5.34/SF
EGI
$54.8K $23.70/SF
− OpEx
−$13.7K −$5.92/SF
NOI
$41.1K $17.77/SF
Area
Brandon, FL
Vacancy
18.40%
Lease Rate
$29.04 /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%
$821,440
Cap Rate 7%
$586,743
Cap Rate 9%
$456,356
Alternative Uses
Best Use
Office B
$586.7K
$513.4K – $684.5K
NOI $41,072 @ 7.0% cap · market cap 8.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$869.4K
$760.7K – $1.01M
NOI $60,855 @ 7.0% cap · market cap 12.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
164
Businesses Nearby
Explore this area
Business Placement
Demographics for 33596, FL
28,140
Population
10,455
Households
2.7
Avg Household Size
43
Median Age
49%
College-Educated
95%
High-School Grad
11.4 sq mi
ZIP Area
2,468
Density / Sq Mi
$112,305
Median Household Income
$52,552
Median Earnings
$2,236
Median Rent
$396,100
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 units - PD-zoned office property with flexible interiors, on-site storage, and direct visibility along Lithia Pinecrest Road.
Where is this office units located?
The property is located at 2109 LITHIA PINECREST Road Valrico, FL.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 2,311‑square‑foot office property with five private offices; Approximately 110 feet of frontage on Lithia Pinecrest Road; PD zoning on a 0.42‑acre site
