Freestanding Office
For Sale
$360,000
109 E ROBERTSON Street, Brandon, FL 33511
Commercial Sale, BRANDON, FL
Property Size1,304 SF
Lot Size0.18 Acres
Price / SF$276.07
Days on Market257
Property Features for 109 E ROBERTSON Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
CN
Subdivision
CLAYTON SUB
Directions
Take I-275 South toward Tampa. Use the right lanes to take I-4 East toward Orlando. Continue on I-4 East and take Exit 7 for SR 60 / Brandon. Turn right (east) onto Brandon Boulevard (SR 60) and continue approximately 1.5 miles. Turn left onto N Parsons Avenue, then turn right onto E Robertson Street. The property, 109 E Robertson Street, will be on your right.
Standard status
Active
APN
U-26-29-20-2GE-000004-00002.0
Size
1,304 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
CLAYTON SUBDIVISION LOT 2 BLOCK 4
Tax Annual Amount
4168
Legal Description
CLAYTON SUBDIVISION LOT 2 BLOCK 4
Utilities
Cooling system
Central Air
Building Details
Year built
1954
Floors in Building
1
Building materials
Stucco
Listing Agency:
BAY NATIONAL REALTY, INC.
(813) 944-8939
Listed By:
Daneel Tatum · License #3235939
(813) 786-6280
Added: Dec 19, 2025
Changed: Aug 24
Last Checked: Sep 2 at 3:06PM
MLS# TB8458030
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 freestanding office property offers approximately 1,304 square feet of commercial space on a 0.18-acre site. The interior includes a reception area, private offices, open work areas, one restroom, and storage closets. Newer flooring, a newer AC unit, and a newer water heater have been added, while a detached storage shed provides additional storage at the rear. The building has stucco construction and central air conditioning.
The property is located in Brandon, just blocks from Brandon Regional Hospital and near SR 60. It is zoned CN (Neighborhood Commercial), with the source information identifying potential applications such as medical or wellness offices, accounting, insurance, financial services, title companies, real estate, technology, tutoring, personal services, salons, daycare, coffee or tea shops, and specialty retail. The building is currently vacant and includes parking at both the front and rear.
The property is located in Brandon, just blocks from Brandon Regional Hospital and near SR 60. It is zoned CN (Neighborhood Commercial), with the source information identifying potential applications such as medical or wellness offices, accounting, insurance, financial services, title companies, real estate, technology, tutoring, personal services, salons, daycare, coffee or tea shops, and specialty retail. The building is currently vacant and includes parking at both the front and rear.
Key Highlights
- Approximately 1,304 square feet on a 0.18‑acre site
- CN (Neighborhood Commercial) zoning
- Located just blocks from Brandon Regional Hospital with access to SR 60
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
Property Profile
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
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 - Vacant commercial property with adaptable offices, reception space, storage, and parking at the front and rear.
Where is this office building located?
The property is located at 109 E ROBERTSON Street 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: Approximately 1,304 square feet on a 0.18‑acre site; CN (Neighborhood Commercial) zoning; Located just blocks from Brandon Regional Hospital with access to SR 60
