Manufacturing Facility with Office
For Sale
Contact for pricing
110-114 E Douglas Rd, Oldsmar, FL 34677
Air-conditioned manufacturing areas include divisible workspace, office areas, loading access, and substantial three-phase power.
Property Size61,295 SF
Price / SF$179.46
Days on Market159
Property Features for 110-114 E Douglas Rd
General Information
Standard status
Active
Size
61,295 SF
Property subtype
INDUSTRIAL
Listing Agency:
Klein & Heuchan, Inc.
(727) 441-1951
Listed By:
Lawrence D Gilbert
(727) 580-8446
Source:
Moodyscre
Added: Apr 10
Changed: Sep 9
Last Checked: Sep 14 at 12:33PM
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 Klein & Heuchan, Inc.
Investment Insights
Based on property information with market context.
The 61,295-square-foot industrial building occupies 3.78 acres at 110-114 E Douglas Rd in Oldsmar, Florida. A 44,862-square-foot manufacturing area was completely renovated in 2020 and can be divided. The fully air-conditioned space includes more than 6,000 square feet of office space, painted epoxy workspace floors, a 25 KVA three-phase transformer, a 2-inch water main, one loading dock, and two grade-level overhead doors. A new roof was installed in 2024.
An existing tenant leases 16,433 square feet of fully air-conditioned warehouse space with 18'8" clear height, 3,000 amps of three-phase power, two dock-high doors, and one grade-level door. The lease has 8 years remaining and provides current income. The property is located in North Pinellas County and is also available for lease.
An existing tenant leases 16,433 square feet of fully air-conditioned warehouse space with 18'8" clear height, 3,000 amps of three-phase power, two dock-high doors, and one grade-level door. The lease has 8 years remaining and provides current income. The property is located in North Pinellas County and is also available for lease.
Key Highlights
- 61,295 SF industrial building on 3.78 acres
- 44,862 SF manufacturing space renovated in 2020 and divisible
- New roof installed in 2024
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
$516,191
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
4.69%
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%
$10,323,820
$10.3M
Cap Rate 7%
$7,374,157
$7.4M
Cap Rate 9%
$5,735,456
$5.7M
Market Conditions
NOI Build-Up for 61,295 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
$639.9K $10.44/SF
− Vacancy
−$32.6K −$0.53/SF
EGI
$607.3K $9.91/SF
− OpEx
−$91.1K −$1.49/SF
NOI
$516.2K $8.42/SF
Area
Pinellas County, FL
Vacancy
5.10%
Lease Rate
$10.44 /SF/Yr
Expense Ratio
15.00%
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%
$10,323,820
Cap Rate 7%
$7,374,157
Cap Rate 9%
$5,735,456
Alternative Uses
Best Use
Warehouse
$7.37M
$6.45M – $8.60M
NOI $516,191 @ 7.0% cap · market cap 4.69%
Second Best
Industrial
$6.42M
$5.62M – $7.49M
NOI $449,530 @ 7.0% cap · market cap 4.09%
Theoretical Best
Office A
$15.94M
$13.95M – $18.60M
NOI $1,116,032 @ 7.0% cap · market cap 10.15%
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
1,309
Businesses Nearby
Explore this area
Business Placement
Demographics for 34677, FL
22,524
Population
10,056
Households
2.2
Avg Household Size
46
Median Age
41%
College-Educated
95%
High-School Grad
12.7 sq mi
ZIP Area
1,774
Density / Sq Mi
$85,389
Median Household Income
$46,404
Median Earnings
$1,484
Median Rent
$352,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial 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?
Manufacturing property - Air-conditioned manufacturing areas include divisible workspace, office areas, loading access, and substantial three-phase power.
Where is this manufacturing property located?
The property is located at 110-114 E Douglas Rd Oldsmar, FL.
What is the asking price?
The asking price for this property is $11,000,000.
What are key features of this property?
This property features: 61,295 SF industrial building on 3.78 acres; 44,862 SF manufacturing space renovated in 2020 and divisible; New roof installed in 2024
