Modern Windsor Park Office
For Sale
Contact for pricing
13500 Sutton Park Dr S, Jacksonville, FL
1,140 SF office condo with recent upgrades for sale.
Property Size1,140 SF
Lot Size0.02 Acres
Price / SF$350.88
Days on Market461
Property Features for 13500 Sutton Park Dr S
General Information
Standard status
Active
Size
1,140 SF
Lot size
0.02 Acres
Property subtype
OFFICE
Listing Agency:
Hillis Properties
(904) 716-9060
Listed By:
Bob Hillis
Source:
Moodyscre
Added: May 21, 2025
Changed: Aug 8
Last Checked: May 19 at 10:53PM
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 Hillis Properties
Investment Insights
Based on property information with market context.
This is a modern office condo located in Windsor Park, offering approximately 1,140 square feet of space. Constructed in 2000, the property has been recently upgraded to feature a large, open office area, two private offices, a break area, a conference room, a restroom, and a lobby/reception space. Attic storage is also available. As an end unit, the condo benefits from an open floor plan and an abundance of natural light.
Key Highlights
- Modern, upgraded office condo in Windsor Park
- Large open office space with two private offices
- Abundance of natural light due to end unit location
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
$16,395
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
4.10%
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%
$327,900
$327.9K
Cap Rate 7%
$234,214
$234.2K
Cap Rate 9%
$182,167
$182.2K
Market Conditions
NOI Build-Up for 1,140 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
$27.4K $24.00/SF
− Vacancy
−$5.5K −$4.82/SF
EGI
$21.9K $19.18/SF
− OpEx
−$5.5K −$4.79/SF
NOI
$16.4K $14.38/SF
Area
Jacksonville, FL
Vacancy
20.10%
Lease Rate
$24.00 /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%
$327,900
Cap Rate 7%
$234,214
Cap Rate 9%
$182,167
Alternative Uses
Best Use
Office B
$234.2K
$204.9K – $273.3K
NOI $16,395 @ 7.0% cap · market cap 4.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$312.3K
$273.3K – $364.4K
NOI $21,861 @ 7.0% cap · market cap 5.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
570
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Office in Jacksonville, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - 1,140 SF office condo with recent upgrades for sale.
Where is this office units located?
The property is located at 13500 Sutton Park Dr S Jacksonville, FL.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Modern, upgraded office condo in Windsor Park; Large open office space with two private offices; Abundance of natural light due to end unit location
