Two-Story Office
For Sale
$995,000
1013 Southwest 2nd Avenue, Gainesville, FL 32601
Corner property with private offices, a conference room, kitchen, and dedicated parking in Gainesville’s Innovation District.
Property Size3,775 SF
Lot Size0.38 Acres
Days on Market154
Property Features for 1013 Southwest 2nd Avenue
General Information
Standard status
Active
Size
3,775 SF
Class
A
Total Parking Spaces
17
Lot size
0.38 Acres
Property subtype
Office - General Office
Zoning
U5
Building Details
Building Size
3,775 SF
Buildings
1
Stories
2
Listing Agency:
Bosshardt Realty Services
(352) 256-2112
Listed By:
Eric Ligman · License #3086548
Source:
Commercialcafe
Added: Apr 1
Changed: Aug 30
Last Checked: Aug 30 at 9:22AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Bosshardt Realty Services
Investment Insights
Based on property information with market context.
This two-story office property sits on a 0.38-acre corner parcel along Southwest 2nd Avenue in Gainesville. The interior includes a reception and waiting area, 10 private offices, a large conference room, multiple restrooms, and a full kitchen. High ceilings and substantial natural light contribute to the existing office configuration, which was formerly used by an attorney’s practice.
The property is across from Swamp Restaurant and faces a mixed-use development under construction. It is located in Gainesville’s Innovation District, positioned between downtown and the University of Florida. The district includes more than 80 companies and approximately 9,500 jobs, with around 1,600 employees on site and an estimated 10,000 residents within a two-mile radius. Urban 5 zoning permits certain residential and community-oriented uses, with office use allowed in specified circumstances. The site provides 17 dedicated parking spaces.
The property is across from Swamp Restaurant and faces a mixed-use development under construction. It is located in Gainesville’s Innovation District, positioned between downtown and the University of Florida. The district includes more than 80 companies and approximately 9,500 jobs, with around 1,600 employees on site and an estimated 10,000 residents within a two-mile radius. Urban 5 zoning permits certain residential and community-oriented uses, with office use allowed in specified circumstances. The site provides 17 dedicated parking spaces.
Key Highlights
- 0.38‑acre corner property along Southwest 2nd Avenue in Gainesville
- Two‑story building with reception area, 10 private offices, conference room, restrooms, and full kitchen
- 17 dedicated parking spaces
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
$47,089
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
4.73%
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%
$941,780
$941.8K
Cap Rate 7%
$672,700
$672.7K
Cap Rate 9%
$523,211
$523.2K
Market Conditions
NOI Build-Up for 3,775 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
$74.7K $19.80/SF
− Vacancy
−$12.0K −$3.17/SF
EGI
$62.8K $16.63/SF
− OpEx
−$15.7K −$4.16/SF
NOI
$47.1K $12.47/SF
Area
Gainesville, FL
Vacancy
16.00%
Lease Rate
$19.80 /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%
$941,780
Cap Rate 7%
$672,700
Cap Rate 9%
$523,211
Alternative Uses
Best Use
Office B
$672.7K
$588.6K – $784.8K
NOI $47,089 @ 7.0% cap · market cap 4.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$935.0K
$818.1K – $1.09M
NOI $65,449 @ 7.0% cap · market cap 6.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,556
Businesses Nearby
Explore this area
Business Placement
Demographics for 32601, FL
22,039
Population
11,204
Households
2
Avg Household Size
27
Median Age
62%
College-Educated
97%
High-School Grad
4.6 sq mi
ZIP Area
4,791
Density / Sq Mi
$30,878
Median Household Income
$18,954
Median Earnings
$1,092
Median Rent
$284,200
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 building - Corner property with private offices, a conference room, kitchen, and dedicated parking in Gainesville’s Innovation District.
Where is this office building located?
The property is located at 1013 Southwest 2nd Avenue Gainesville, FL.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 0.38‑acre corner property along Southwest 2nd Avenue in Gainesville; Two‑story building with reception area, 10 private offices, conference room, restrooms, and full kitchen; 17 dedicated parking spaces
