Two-Building Retail
For Sale
Contact for pricing
120 E Brandon Blvd, Brandon, FL 33511
Retail center with two buildings, commercial zoning, and exposure to established daily traffic.
Property Size19,839 SF
Price / SF$196.58
Days on Market146
Property Features for 120 E Brandon Blvd
General Information
Standard status
Active
Size
19,839 SF
Class
A
Property subtype
Retail
Zoning
CG
Occupancy
90%
Lease Type
Net
Net Operating Income
$258,393
Building Details
Year Built
1993
Buildings
2
Stories
1
Units
7
Tenancy
Multi
Listing Agency:
ACRE Expert LLC
Listed By:
Drew Attias · License #Florida
Source:
Crexi
Added: Apr 7
Changed: Aug 29
Last Checked: Aug 29 at 8:04PM
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 ACRE Expert LLC
Investment Insights
Based on property information with market context.
This retail center comprises two buildings on a 1.89-acre site, with approximately 19,394 rentable square feet within a 19,839-square-foot commercial property. The layout provides multiple retail structures for leasing or ownership under CG zoning. Built in 1993, the property offers a substantial existing commercial footprint along E Brandon Blvd. Traffic exposure is supported by an average daily traffic count of approximately 21,400, adding a measurable access and visibility factor for retail operations.
Key Highlights
- Two retail buildings on a 1.89‑acre lot
- Approximately 19,394 rentable sqft
- 19,839 sqft commercial property
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
$284,227
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
7.29%
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%
$5,684,540
$5.7M
Cap Rate 7%
$4,060,386
$4.1M
Cap Rate 9%
$3,158,078
$3.2M
Market Conditions
NOI Build-Up for 19,839 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
$435.7K $21.96/SF
− Vacancy
−$29.6K −$1.49/SF
EGI
$406.0K $20.47/SF
− OpEx
−$121.8K −$6.14/SF
NOI
$284.2K $14.33/SF
Area
Brandon, FL
Vacancy
6.80%
Lease Rate
$21.96 /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%
$5,684,540
Cap Rate 7%
$4,060,386
Cap Rate 9%
$3,158,078
Alternative Uses
Best Use
Retail
$4.06M
$3.55M – $4.74M
NOI $284,227 @ 7.0% cap · market cap 7.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.46M
$6.53M – $8.71M
NOI $522,416 @ 7.0% cap · market cap 13.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,428
Businesses Nearby
258k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 63%
Dining 33%
Office Supplies 3%
Beauty & Spa 1%
Thorntons
Shops & Services
37,808 visits/mo
0.4 miles
McDonald's
Dining
31,800 visits/mo
0.3 miles
7-Eleven
Shops & Services
19,557 visits/mo
0.5 miles
Wendy's
Dining
16,917 visits/mo
0.2 miles
Dollar Tree
Shops & Services
15,927 visits/mo
0.5 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - Retail center with two buildings, commercial zoning, and exposure to established daily traffic.
Where is this strip mall located?
The property is located at 120 E Brandon Blvd Brandon, FL.
What is the asking price?
The asking price for this property is $3,900,000.
What are key features of this property?
This property features: Two retail buildings on a 1.89‑acre lot; Approximately 19,394 rentable sqft; 19,839 sqft commercial property
