Remodeled Multi-Tenant Office
For Sale
$2,699,000
525 E Olympia Ave, Punta Gorda, FL 33950
Concrete block construction, refreshed interiors, and flexible multi-suite configuration support professional and medical office uses.
Property Size10,000 SF
Price / SF$269.90
Days on Market517
Property Features for 525 E Olympia Ave
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Commercial
Occupancy
80%
Additional Details
Office Units
10
Building Details
Year Built
1975
Year Renovated
2024
Buildings
1
Construction
concrete block
Tenancy
Multi
Owner Occupied
No
Listing Agency:
Krise Commercial Group, LLC
(239) 285-8922
Listed By:
Marjan Rumija · License #258025749
Source:
Naplesareahomesearch
Added: Apr 1, 2025
Changed: Aug 28
Last Checked: Aug 28 at 12:24PM
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 Krise Commercial Group, LLC
Investment Insights
Based on property information with market context.
This 10,000-square-foot office building is configured as ten individual 1,000-square-foot units, providing a practical multi-tenant layout. The property is 80% occupied and includes updated interiors following a 2024 remodel with new flooring, doors, bathrooms, and additional improvements. Concrete block construction adds to the building’s physical profile, while the suite arrangement supports flexible occupancy and future leasing needs.
Building systems include a roof installed in 2023 with a 20-year transferable warranty and HVAC units installed in 2022, each carrying a 5-year warranty. The property is positioned at 525 E Olympia Ave in Punta Gorda, close to the hospital, with the source information identifying medical use as a potential fit. The combination of existing occupancy, individual suites, and recent capital improvements provides a range of operating configurations for an office owner-user or multi-tenant operator.
Building systems include a roof installed in 2023 with a 20-year transferable warranty and HVAC units installed in 2022, each carrying a 5-year warranty. The property is positioned at 525 E Olympia Ave in Punta Gorda, close to the hospital, with the source information identifying medical use as a potential fit. The combination of existing occupancy, individual suites, and recent capital improvements provides a range of operating configurations for an office owner-user or multi-tenant operator.
Key Highlights
- 10,000‑square‑foot office building divided into ten 1,000‑square‑foot units
- 80% occupied multi‑tenant configuration
- 2024 remodel included new flooring, doors, bathrooms, and additional improvements
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
$139,835
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
5.18%
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%
$2,796,700
$2.8M
Cap Rate 7%
$1,997,643
$2.0M
Cap Rate 9%
$1,553,722
$1.6M
Market Conditions
NOI Build-Up for 10,000 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
$260.4K $26.04/SF
− Vacancy
−$27.3K −$2.73/SF
EGI
$233.1K $23.31/SF
− OpEx
−$93.2K −$9.32/SF
NOI
$139.8K $13.98/SF
Area
Charlotte County, FL
Vacancy
10.50%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
40.00%
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%
$2,796,700
Cap Rate 7%
$1,997,643
Cap Rate 9%
$1,553,722
Alternative Uses
Best Use
Healthcare Medical
$2.00M
$1.75M – $2.33M
NOI $139,835 @ 7.0% cap · market cap 5.18%
Second Best
Office B
$1.77M
$1.55M – $2.06M
NOI $123,768 @ 7.0% cap · market cap 4.59%
Theoretical Best
Office A
$3.27M
$2.87M – $3.82M
NOI $229,200 @ 7.0% cap · market cap 8.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Office units
80%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,532
Businesses Nearby
Explore this area
Business Placement
Demographics for 33950, FL
24,984
Population
16,748
Households
1.5
Avg Household Size
66
Median Age
36%
College-Educated
95%
High-School Grad
17.8 sq mi
ZIP Area
1,404
Density / Sq Mi
$74,484
Median Household Income
$46,032
Median Earnings
$1,192
Median Rent
$393,500
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 building - Concrete block construction, refreshed interiors, and flexible multi-suite configuration support professional and medical office uses.
Where is this office building located?
The property is located at 525 E Olympia Ave Punta Gorda, FL.
What is the asking price?
The asking price for this property is $2,699,000.
What are key features of this property?
This property features: 10,000‑square‑foot office building divided into ten 1,000‑square‑foot units; 80% occupied multi‑tenant configuration; 2024 remodel included new flooring, doors, bathrooms, and additional improvements
