Office Building with Storage
New
For Sale
$360,000
109 E ROBERTSON, Brandon, FL 33511
Vacancy and a flexible interior layout support immediate occupancy or reconfiguration for professional operations.
Property Size1,304 SF
Price / SF$276.07
Days on Market2
Property Features for 109 E ROBERTSON
General Information
Standard status
Active
Size
1,304 SF
Property subtype
Commercial
Zoning
CN
Taxes and HOA fees
Annual Taxes
$4,168
Building Details
Building Size
1,304 SF
Year Built
1954
Owner Occupied
No
Listing Agency:
Bay National Realty, Inc.
Listed By:
Daneel Tatum · License #3235939
(813) 786-6280
Source:
Elliman
Added: Sep 26
Last Checked: Sep 26 at 2:47PM
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 Bay National Realty, Inc.
Investment Insights
Based on property information with market context.
This 1,304-square-foot office property was built in 1954 and is currently vacant. The interior combines a reception area, private offices, open work space, one restroom and storage closets. Newer flooring, an updated AC unit and a newer water heater are among the improvements. A separate storage shed sits behind the building, with parking available at both the front and rear.
The property is in Brandon, a short distance from Brandon Regional Hospital, with access to SR 60. CN (Neighborhood Commercial) zoning is identified for professional and neighborhood-serving uses, including medical or wellness offices, accounting, insurance, title services, tutoring, personal services and specialty retail.
The property is in Brandon, a short distance from Brandon Regional Hospital, with access to SR 60. CN (Neighborhood Commercial) zoning is identified for professional and neighborhood-serving uses, including medical or wellness offices, accounting, insurance, title services, tutoring, personal services and specialty retail.
Key Highlights
- 1,304 square feet; built in 1954
- Vacant, with immediate occupancy potential
- CN (Neighborhood Commercial) zoning
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
$23,175
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
6.44%
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%
$463,500
$463.5K
Cap Rate 7%
$331,071
$331.1K
Cap Rate 9%
$257,500
$257.5K
Market Conditions
NOI Build-Up for 1,304 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
$37.9K $29.04/SF
− Vacancy
−$7.0K −$5.34/SF
EGI
$30.9K $23.70/SF
− OpEx
−$7.7K −$5.92/SF
NOI
$23.2K $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%
$463,500
Cap Rate 7%
$331,071
Cap Rate 9%
$257,500
Alternative Uses
Best Use
Office B
$331.1K
$289.7K – $386.3K
NOI $23,175 @ 7.0% cap · market cap 6.44%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$490.5K
$429.2K – $572.3K
NOI $34,338 @ 7.0% cap · market cap 9.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,146
Businesses Nearby
Explore this area
Business Placement
Demographics for 33511, FL
56,627
Population
24,579
Households
2.3
Avg Household Size
38
Median Age
35%
College-Educated
91%
High-School Grad
16.0 sq mi
ZIP Area
3,539
Density / Sq Mi
$77,383
Median Household Income
$44,521
Median Earnings
$1,684
Median Rent
$324,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 building - Vacancy and a flexible interior layout support immediate occupancy or reconfiguration for professional operations.
Where is this office building located?
The property is located at 109 E ROBERTSON Brandon, FL.
What is the asking price?
The asking price for this property is $360,000.
What are key features of this property?
This property features: 1,304 square feet; built in 1954; Vacant, with immediate occupancy potential; CN (Neighborhood Commercial) zoning
