Prime Frontage on Lithia
For Sale
$499,000
Pending
2109 LITHIA PINECREST, Valrico, FL 33596
PD-zoned property with high visibility and versatile interior space.
Property Size2,311 SF
Days on Market137
Property Features for 2109 LITHIA PINECREST
General Information
Standard status
Pending
Size
2,311 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$6,050
Building Details
Building Size
2,311 SF
Year Built
1980
Stories
1
Listing Agency:
KELLER WILLIAMS SOUTH TAMPA
Listed By:
Brenda Wade · License #SL695977
(813) 655-5333
Source:
Elliman
Added: Apr 24
Changed: Sep 4
Last Checked: Sep 7 at 8:02AM
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 KELLER WILLIAMS SOUTH TAMPA
Investment Insights
Based on property information with market context.
This property, zoned PD, features frontage on Lithia Pinecrest Road in Hillsborough County. The interior space measures over 2300 square feet and includes five private offices, a full kitchen, an open meeting or collaborative space, and two full bathrooms. The building benefits from a newer roof and water heater. Additional features include a large on-site storage shed, a fifty-amp RV charger, and a privacy fence. The location offers access to major transportation corridors, being less than fifteen minutes to I-75 and the Selmon Expressway, approximately twenty minutes to I-4, and within thirty minutes of Tampa International Airport. The property has approximately 110 feet of road frontage between West Lumsden Road and Bloomingdale Avenue. The location is suitable for a variety of professional, business, or mixed-use purposes, offering flexibility for owner-users or investors.
Key Highlights
- Prime frontage (approx. 110 feet) on Lithia Pinecrest Road in Hillsborough County.
- Versatile PD zoning suitable for professional, business, or mixed‑use.
- Over 2300 sq ft interior with 5 private offices, full kitchen, open meeting space, and 2 full bathrooms.
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
$40,877
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
8.19%
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%
$817,540
$817.5K
Cap Rate 7%
$583,957
$584.0K
Cap Rate 9%
$454,189
$454.2K
Market Conditions
NOI Build-Up for 2,300 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
$66.8K $29.04/SF
− Vacancy
−$12.3K −$5.34/SF
EGI
$54.5K $23.70/SF
− OpEx
−$13.6K −$5.92/SF
NOI
$40.9K $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%
$817,540
Cap Rate 7%
$583,957
Cap Rate 9%
$454,189
Alternative Uses
Best Use
Office B
$584.0K
$511.0K – $681.3K
NOI $40,877 @ 7.0% cap · market cap 8.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$865.2K
$757.1K – $1.01M
NOI $60,565 @ 7.0% cap · market cap 12.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
397
Businesses Nearby
Explore this area
Business Placement
Demographics for 33596, FL
28,140
Population
10,455
Households
2.7
Avg Household Size
43
Median Age
49%
College-Educated
95%
High-School Grad
11.4 sq mi
ZIP Area
2,468
Density / Sq Mi
$112,305
Median Household Income
$52,552
Median Earnings
$2,236
Median Rent
$396,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - PD-zoned property with high visibility and versatile interior space.
Where is this office units located?
The property is located at 2109 LITHIA PINECREST Valrico, FL.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Prime frontage (approx. 110 feet) on Lithia Pinecrest Road in Hillsborough County.; Versatile PD zoning suitable for professional, business, or mixed‑use.; Over 2300 sq ft interior with **5 private offices, full kitchen, open meeting space, and 2 full bathrooms.**
