Updated Office Building in
For Sale
$780,000
Pending
13506 N ROME AVENUE, Tampa, FL 33613
Professional office building in prime location with high visibility.
Property Size2,730 SF
Days on Market90
Property Features for 13506 N ROME AVENUE
General Information
Standard status
Pending
Size
2,730 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$9,004
Amenities
Central air
Pool
Public Pool
Central Air Cooling
Building Details
Year Built
1978
Listing Agency:
LPT REALTY, LLC
(877) 366-2213
Listed By:
PAUL PATRICE ROLLES
Source:
Corcoran
Added: May 15
Changed: Aug 8
Last Checked: Jul 23 at 9:23AM
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 LPT REALTY, LLC
Investment Insights
Based on property information with market context.
Located in Carrollwood, this updated professional office building offers high visibility and accessibility. The 2,730 square foot building features solid wood floors, high ceilings, and furnished private offices. The layout includes one suite with three offices and a secretary space, along with six additional private offices. It also offers a reception area, a 10-seat conference room, two restrooms, and a kitchen. The property includes 14 dedicated parking spaces and a security camera system. Both A/C units were replaced in July 2021.
Key Highlights
- Prime Carrollwood location with high visibility and accessibility, just off Fletcher Avenue.
- Turnkey opportunity with fully furnished private offices, suitable for owner‑occupant or investor.
- Updated professional office building with solid wood floors and high ceilings.**
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
$37,101
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
4.76%
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%
$742,020
$742.0K
Cap Rate 7%
$530,014
$530.0K
Cap Rate 9%
$412,233
$412.2K
Market Conditions
NOI Build-Up for 2,730 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
$65.5K $24.00/SF
− Vacancy
−$16.1K −$5.88/SF
EGI
$49.5K $18.12/SF
− OpEx
−$12.4K −$4.53/SF
NOI
$37.1K $13.59/SF
Area
Tampa, FL
Vacancy
24.50%
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%
$742,020
Cap Rate 7%
$530,014
Cap Rate 9%
$412,233
Alternative Uses
Best Use
Office B
$530.0K
$463.8K – $618.4K
NOI $37,101 @ 7.0% cap · market cap 4.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$636.0K
$556.5K – $742.0K
NOI $44,521 @ 7.0% cap · market cap 5.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
184
Businesses Nearby
Explore this area
Business Placement
Demographics for 33613, FL
38,801
Population
17,686
Households
2.2
Avg Household Size
30
Median Age
29%
College-Educated
84%
High-School Grad
7.4 sq mi
ZIP Area
5,243
Density / Sq Mi
$44,642
Median Household Income
$30,911
Median Earnings
$1,178
Median Rent
$219,700
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 building - Professional office building in prime location with high visibility.
Where is this office building located?
The property is located at 13506 N ROME AVENUE Tampa, FL.
What is the asking price?
The asking price for this property is $780,000.
What are key features of this property?
This property features: Prime Carrollwood location with high visibility and accessibility, just off Fletcher Avenue.; Turnkey opportunity with fully furnished private offices, suitable for owner‑occupant or investor.; Updated professional office building with solid wood floors and high ceilings.**
