Retail Building with Loading
For Sale
Contact for pricing
118 Northwest 8th Avenue, Gainesville, FL 32601
Flexible retail interiors with durable exterior, natural light, and built-in loading and storage for efficient operations.
Property Size28,907 SF
Price / SF$127
Days on Market103
Property Features for 118 Northwest 8th Avenue
General Information
Standard status
Active
Size
28,907 SF
Class
C
Property subtype
Retail
Zoning
U8
Occupancy
75%
Lease Type
NNN
Building Details
Tenancy
Multi
Listing Agency:
Lee & Associates Gainesville
Listed By:
Brian Oen · License #FL BK3372787
(352) 664-2567
Source:
Crexi
Added: May 27
Changed: Sep 2
Last Checked: Sep 1 at 10:32PM
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 Lee & Associates Gainesville
Investment Insights
Based on property information with market context.
This retail building offers flexible interior spaces designed to support a range of merchandising and service uses. Customer circulation is thoughtfully configured to support day-to-day flow, while durable facade materials and easily maintained finishes are built to help limit downtime between occupants. The building also emphasizes comfortable in-space conditions with ample natural light, alongside practical back-of-house infrastructure including robust loading and storage provisions.
The property is located at 118 Northwest 8th Avenue in Gainesville, Florida, with a street presence intended to draw pedestrian activity. Its layout is geared toward customer experience, while the loading and storage capabilities help simplify daily logistics for tenant operations.
For a tenant or buyer evaluating retail occupancy, the combination of flexible interiors, operational support through loading and storage, and maintained finishes can accommodate a variety of retail formats without requiring immediate major reconfiguration. The overall design also supports efficient customer experience and practical day-to-day operations, whether the space is operated as one consistent retail concept or adapted for different in-suite merchandising plans.
The property is located at 118 Northwest 8th Avenue in Gainesville, Florida, with a street presence intended to draw pedestrian activity. Its layout is geared toward customer experience, while the loading and storage capabilities help simplify daily logistics for tenant operations.
For a tenant or buyer evaluating retail occupancy, the combination of flexible interiors, operational support through loading and storage, and maintained finishes can accommodate a variety of retail formats without requiring immediate major reconfiguration. The overall design also supports efficient customer experience and practical day-to-day operations, whether the space is operated as one consistent retail concept or adapted for different in-suite merchandising plans.
Key Highlights
- Retail property at 118 Northwest 8th Avenue with flexible interiors for merchandising and service tenants
- Street‑facing presence designed to attract steady pedestrian interest
- Thoughtful customer circulation layout supports operational efficiency and tenant experience
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
$306,498
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
8.28%
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%
$6,129,960
$6.1M
Cap Rate 7%
$4,378,543
$4.4M
Cap Rate 9%
$3,405,533
$3.4M
Market Conditions
NOI Build-Up for 28,907 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
$468.3K $16.20/SF
− Vacancy
−$30.4K −$1.05/SF
EGI
$437.9K $15.15/SF
− OpEx
−$131.4K −$4.54/SF
NOI
$306.5K $10.60/SF
Area
Gainesville, FL
Vacancy
6.50%
Lease Rate
$16.20 /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%
$6,129,960
Cap Rate 7%
$4,378,543
Cap Rate 9%
$3,405,533
Alternative Uses
Best Use
Retail
$4.38M
$3.83M – $5.11M
NOI $306,498 @ 7.0% cap · market cap 8.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.16M
$6.26M – $8.35M
NOI $501,178 @ 7.0% cap · market cap 13.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,973
Businesses Nearby
147k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 34%
Groceries 28%
Shops & Services 26%
Apparel 9%
Publix
Groceries
40,701 visits/mo
0.3 miles
Circle K
Shops & Services
18,580 visits/mo
0.5 miles
Zaxby's Chicken Fingers & Buffalo Wings
Dining
14,655 visits/mo
0.1 miles
Burger King
Dining
13,417 visits/mo
0.5 miles
Popeyes Louisiana Kitchen
Dining
10,795 visits/mo
0.4 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Flexible retail interiors with durable exterior, natural light, and built-in loading and storage for efficient operations.
Where is this retail space located?
The property is located at 118 Northwest 8th Avenue Gainesville, FL.
What is the asking price?
The asking price for this property is $3,700,000.
What are key features of this property?
This property features: Retail property at 118 Northwest 8th Avenue with flexible interiors for merchandising and service tenants; Street‑facing presence designed to attract steady pedestrian interest; Thoughtful customer circulation layout supports operational efficiency and tenant experience
