Office Building with Updated
For Sale
$250,000
2339 N County 470 Road, Lake Panasoffkee, FL 33538
COMMERCIAL - Lake Panasoffkee, FL
Property Size1,350 SF
Lot Size0.44 Acres
Price / SF$185.19
Days on Market298
Property Features for 2339 N County 470 Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Out of County
Parking
8
Parking features
Parking Lot
Interior features
FirstFloorEntry
Subdivision
Not on List
Lot features
Rectangular
Directions
FL-44 E, Turn right onto N County Rd 470/Sumter County Rd 470 N - Office will be on right
Standard status
Active
APN
32-19-22-F32-023
Lot size
0.44 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
COMMENCE AT SW COR OF NE1/4 OF SW1/4 RUN E TO W LINE OF SR 470 NW/LY LONG SAID RW 450 FT FOR POB W 220 FT NW/LY 100 FT E220 FT SE/LY 100 FT TO POB
Tax Annual Amount
1943
Legal Description
COMMENCE AT SW COR OF NE1/4 OF SW1/4 RUN E TO W LINE OF SR 470 NW/LY LONG SAID RW 450 FT FOR POB W 220 FT NW/LY 100 FT E220 FT SE/LY 100 FT TO POB
Utilities
Sewer type
Septic Tank
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1993
Floors in Building
1
Flooring type
Carpet, Concrete
Building materials
Stucco
Roof type
Shingle, Asphalt
Additional Structures
Shed(s)
Listing Agency:
Keller Williams Realty - Elite Partners II
(352) 637-2777
Listed By:
Bruce Brunk · License #3138787
(352) 228-7744
Added: Nov 6, 2025
Changed: Aug 19
Last Checked: Aug 31 at 8:06AM
MLS# 849530
Copyright © 2026 REALTORS Association of Citrus County, Inc. 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 office building offers a flexible interior for professional use. The property includes an open interior with 10ft ceilings, one bathroom, and a dedicated storage closet. Flooring consists of carpet and concrete, and the building is served by central air cooling with a heat pump for heating. Constructed with stucco materials and finished with an asphalt shingle roof, the roof was updated in 2024.
Set on an approximately 0.44-acre lot, the property includes a parking lot with 8 spaces for staff and clients. The building is located on N County 470 Road in Lake Panasoffkee and is described as having high foot traffic next to popular restaurant Catfish Johnny's, with easy access to major roadways and nearby local businesses.
Additional site utilities include public water and a septic tank sewer system. With a functional plan and parking on-site, the property can support a range of office configurations, including private offices, meeting rooms, or collaborative workspaces.
Set on an approximately 0.44-acre lot, the property includes a parking lot with 8 spaces for staff and clients. The building is located on N County 470 Road in Lake Panasoffkee and is described as having high foot traffic next to popular restaurant Catfish Johnny's, with easy access to major roadways and nearby local businesses.
Additional site utilities include public water and a septic tank sewer system. With a functional plan and parking on-site, the property can support a range of office configurations, including private offices, meeting rooms, or collaborative workspaces.
Key Highlights
- 1,350 SF office building with open interior and 10ft ceilings
- Roof updated 2024
- One bathroom plus dedicated storage closet
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
$20,723
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
8.29%
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%
$414,460
$414.5K
Cap Rate 7%
$296,043
$296.0K
Cap Rate 9%
$230,256
$230.3K
Market Conditions
NOI Build-Up for 1,350 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
$33.7K $24.96/SF
− Vacancy
−$6.1K −$4.49/SF
EGI
$27.6K $20.47/SF
− OpEx
−$6.9K −$5.12/SF
NOI
$20.7K $15.35/SF
Area
Sumter County, FL
Vacancy
18.00%
Lease Rate
$24.96 /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%
$414,460
Cap Rate 7%
$296,043
Cap Rate 9%
$230,256
Alternative Uses
Best Use
Office B
$296.0K
$259.0K – $345.4K
NOI $20,723 @ 7.0% cap · market cap 8.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$386.5K
$338.2K – $450.9K
NOI $27,054 @ 7.0% cap · market cap 10.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
116
Businesses Nearby
Explore this area
Business Placement
Demographics for 33538, FL
5,096
Population
3,409
Households
1.5
Avg Household Size
50
Median Age
15%
College-Educated
85%
High-School Grad
89.0 sq mi
ZIP Area
57
Density / Sq Mi
$48,951
Median Household Income
$43,178
Median Earnings
$1,005
Median Rent
$157,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Functional office building with open interior, central air, and heat pump on an approximately 0.44-acre lot.
Where is this office units located?
The property is located at 2339 N County 470 Road Lake Panasoffkee, FL.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 1,350 SF office building with open interior and 10ft ceilings; Roof updated 2024; One bathroom plus dedicated storage closet
