Two-Unit Office Condo
For Sale
Contact for pricing
Pending
13302 WINDING OAK CT, Tampa, FL 33612
Two independently metered office units with separate HVAC, built-out with private offices, lobby/reception, kitchen, and restroom.
Property Size2,016 SF
Days on Market180
Property Features for 13302 WINDING OAK CT
General Information
Standard status
Pending
Size
2,016 SF
Property subtype
OFFICE
Occupancy
100%
Additional Details
Highway Access
Yes
Office Units
2
Building Details
Buildings
1
Building Size
2,016 SF
Tenancy
Multi
Listing Agency:
Coastal Brokerage & Investments LLC
(813) 404-0665
Listed By:
Jim O'Brien
(813) 404-0665
Source:
Moodyscre
Added: Feb 11
Changed: Jul 30
Last Checked: Aug 9 at 10:44AM
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 Coastal Brokerage & Investments LLC
Investment Insights
Based on property information with market context.
This well-maintained, stand-alone office condo building provides flexible professional space divided into two separate units. Each unit is 1,008 SF and includes approximately four private offices or a conference room, a lobby or reception area, a kitchen, and a restroom. Both units are independently metered with separate electric meters and its own HVAC system, supporting multiple-tenant use or an owner-user setup.
The interior build-out is clean and move-in ready. The building is currently occupied by two month-to-month tenants, providing immediate occupancy while still allowing for new leases or a tenant move-out. The property is positioned just off Fletcher Avenue and sits next to Dunkin’, with convenient access to the I-275 Expressway a few minutes away.
A brand-new roof installed in 2026 helps reduce near-term capital planning needs.
The interior build-out is clean and move-in ready. The building is currently occupied by two month-to-month tenants, providing immediate occupancy while still allowing for new leases or a tenant move-out. The property is positioned just off Fletcher Avenue and sits next to Dunkin’, with convenient access to the I-275 Expressway a few minutes away.
A brand-new roof installed in 2026 helps reduce near-term capital planning needs.
Key Highlights
- 1,008 SF each unit; two separate office condo units
- Approximately four private offices or a conference room per unit
- Lobby/reception, kitchen, and restroom included in both units
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
$27,980
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
5.09%
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%
$559,600
$559.6K
Cap Rate 7%
$399,714
$399.7K
Cap Rate 9%
$310,889
$310.9K
Market Conditions
NOI Build-Up for 2,112 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
$50.7K $24.00/SF
− Vacancy
−$4.1K −$1.92/SF
EGI
$46.6K $22.08/SF
− OpEx
−$18.7K −$8.83/SF
NOI
$28.0K $13.25/SF
Area
ZIP 33612
Vacancy
8.00%
Lease Rate
$24.00 /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%
$559,600
Cap Rate 7%
$399,714
Cap Rate 9%
$310,889
Alternative Uses
Best Use
Healthcare Medical
$399.7K
$349.8K – $466.3K
NOI $27,980 @ 7.0% cap · market cap 5.09%
Second Best
Office B
$369.0K
$322.9K – $430.5K
NOI $25,832 @ 7.0% cap · market cap 4.70%
Theoretical Best
Office A
$481.1K
$421.0K – $561.3K
NOI $33,677 @ 7.0% cap · market cap 6.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,078
Businesses Nearby
Explore this area
Business Placement
Demographics for 33612, FL
49,452
Population
21,228
Households
2.3
Avg Household Size
34
Median Age
18%
College-Educated
78%
High-School Grad
9.9 sq mi
ZIP Area
4,995
Density / Sq Mi
$43,919
Median Household Income
$32,724
Median Earnings
$1,259
Median Rent
$249,600
Median Home Value
Market
Vacancy Rate% for Office in Tampa, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two independently metered office units with separate HVAC, built-out with private offices, lobby/reception, kitchen, and restroom.
Where is this office units located?
The property is located at 13302 WINDING OAK CT Tampa, FL.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 1,008 SF each unit; two separate office condo units; Approximately four private offices or a conference room per unit; Lobby/reception, kitchen, and restroom included in both units
