Updated Two-Unit
For Sale
$324,000
8304 N 13TH Street, Tampa, FL 33604
Residential Income, TAMPA, FL
Property Size1,484 SF
Lot Size0.11 Acres
Price / SF$218.33
Days on Market220
Property Features for 8304 N 13TH Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RS-50
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bedroom 2, Bathroom 1, Bedroom 1, Bathroom 2
Interior features
Eat-in Kitchen, Thermostat
Exterior features
Sidewalk
Subdivision
SULPHUR SPGS ADD
Directions
From Nebraska Avenue, head East on E Juneau St. Continue on Juneau St to 13th Street N. Head North on 13th St. Property will be on your left.
Standard status
Active
APN
A-30-28-19-45M-000024-00017.0
Size
1,484 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
SULPHUR SPRINGS ADDITION LOT 17 BLOCK 24 AND E 5 FT OF CLOSED ALLEY ABUTTING ON W
Tax Annual Amount
3190
Legal Description
SULPHUR SPRINGS ADDITION LOT 17 BLOCK 24 AND E 5 FT OF CLOSED ALLEY ABUTTING ON W
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1927
Number of units
2
Building materials
Frame
Roof type
Shingle
Listing Agency:
KELLER WILLIAMS TAMPA PROP. · Keller Williams Realty
(813) 264-7754
Listed By:
Mike Hydorn · License #3305911
(813) 335-5241
Added: Feb 24
Changed: Sep 28
Last Checked: Oct 2 at 6:06AM
MLS# TB8479811
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 1,484-square-foot duplex contains two matching residential units, each arranged with a living room, two bedrooms, a full bathroom, and a kitchen with room for dining. Unit A includes stone countertops, stainless steel appliances, upgraded fixtures, vinyl flooring, and a full-size stackable washer and dryer. Unit B is vacant and has fresh interior paint. The frame structure was built in 1927 and includes central heating and central air.
Recent property work includes pier and beam foundation reinforcement in 2026, a Unit B HVAC replacement in 2024, and a 2023 shingle roof. The 0.11-acre parcel has public water and public sewer, sidewalk access, and RS-50 zoning. The property is located at 8304 N 13TH Street in Tampa's Sulphur Springs area, near USF, Busch Gardens, The Heights entertainment and restaurant district, and major highways.
Recent property work includes pier and beam foundation reinforcement in 2026, a Unit B HVAC replacement in 2024, and a 2023 shingle roof. The 0.11-acre parcel has public water and public sewer, sidewalk access, and RS-50 zoning. The property is located at 8304 N 13TH Street in Tampa's Sulphur Springs area, near USF, Busch Gardens, The Heights entertainment and restaurant district, and major highways.
Key Highlights
- 1,484‑square‑foot duplex with two matching residential units
- Each unit includes 2 bedrooms, 1 full bathroom, living room, and kitchen
- Unit A has stone counters, stainless appliances, vinyl flooring, and a stackable washer/dryer
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
$17,322
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
5.35%
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%
$346,440
$346.4K
Cap Rate 7%
$247,457
$247.5K
Cap Rate 9%
$192,467
$192.5K
Market Conditions
NOI Build-Up for 1,484 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
$26.5K $17.88/SF
− Vacancy
−$1.8K −$1.21/SF
EGI
$24.7K $16.67/SF
− OpEx
−$7.4K −$5.00/SF
NOI
$17.3K $11.67/SF
Area
Tampa, FL
Vacancy
6.74%
Lease Rate
$17.88 /SF/Yr
Expense Ratio
30.00%
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%
$346,440
Cap Rate 7%
$247,457
Cap Rate 9%
$192,467
Alternative Uses
Best Use
Multifamily LT 5
$247.5K
$216.5K – $288.7K
NOI $17,322 @ 7.0% cap · market cap 5.35%
Second Best
Apartment 5plus
$230.1K
$201.3K – $268.4K
NOI $16,105 @ 7.0% cap · market cap 4.97%
Theoretical Best
Office A
$345.7K
$302.5K – $403.4K
NOI $24,201 @ 7.0% cap · market cap 7.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
766
Businesses Nearby
Explore this area
Business Placement
Demographics for 33604, FL
39,071
Population
17,053
Households
2.3
Avg Household Size
38
Median Age
26%
College-Educated
88%
High-School Grad
7.5 sq mi
ZIP Area
5,209
Density / Sq Mi
$55,988
Median Household Income
$39,537
Median Earnings
$1,326
Median Rent
$264,900
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer matching layouts, central HVAC, public utilities, and separate kitchen and living areas.
Where is this duplex located?
The property is located at 8304 N 13TH Street Tampa, FL.
What is the asking price?
The asking price for this property is $324,000.
What are key features of this property?
This property features: 1,484‑square‑foot duplex with two matching residential units; Each unit includes 2 bedrooms, 1 full bathroom, living room, and kitchen; Unit A has stone counters, stainless appliances, vinyl flooring, and a stackable washer/dryer
