High-Visibility Office Retail
For Sale
$94,000
16648 Nw Us Highway 19, Fanning Springs, FL 32693
Office space for sale featuring large plate-glass windows for bright, high-visibility fronting.
Property Size560 SF
Price / SF$167.86
Days on Market156
Property Features for 16648 Nw Us Highway 19
General Information
Standard status
Active
Size
560 SF
Taxes and HOA fees
Annual Taxes
$514
Listing Agency:
United Country Smith & Associates Trenton
(352) 284-5393
Listed By:
Jennifer Wilkerson · License #3440426
(352) 284-5393
Source:
Exprealty
Added: Mar 21
Changed: Aug 23
Last Checked: Aug 22 at 4:24AM
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 United Country Smith & Associates Trenton
Investment Insights
Based on property information with market context.
This for-sale office retail space is offered with large plate-glass windows, creating a light and bright interior presentation from the street. The property size is listed as 560 square feet.
Public remarks indicate high visibility and heavy traffic, with traffic arriving from both North and South US 19, as well as from the Gainesville/Ocala areas.
The building is positioned for storefront-style visibility along US Highway 19, supporting businesses that benefit from passersby exposure.
Public remarks indicate high visibility and heavy traffic, with traffic arriving from both North and South US 19, as well as from the Gainesville/Ocala areas.
The building is positioned for storefront-style visibility along US Highway 19, supporting businesses that benefit from passersby exposure.
Key Highlights
- Office space built in 1985
- Large plate‑glass windows at the front for a light and bright interior
- High‑visibility, high‑traffic frontage with traffic coming from US 19 (North and South) and from the Gainesville/Ocala areas
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
$6,985
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
7.43%
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%
$139,700
$139.7K
Cap Rate 7%
$99,786
$99.8K
Cap Rate 9%
$77,611
$77.6K
Market Conditions
NOI Build-Up for 560 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
$11.1K $19.80/SF
− Vacancy
−$1.8K −$3.17/SF
EGI
$9.3K $16.63/SF
− OpEx
−$2.3K −$4.16/SF
NOI
$7.0K $12.47/SF
Area
Gilchrist County, FL
Vacancy
16.00%
Lease Rate
$19.80 /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%
$139,700
Cap Rate 7%
$99,786
Cap Rate 9%
$77,611
Alternative Uses
Best Use
Office B
$99.8K
$87.3K – $116.4K
NOI $6,985 @ 7.0% cap · market cap 7.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$138.7K
$121.4K – $161.8K
NOI $9,709 @ 7.0% cap · market cap 10.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
37
Businesses Nearby
Explore this area
Business Placement
Demographics for 32693, FL
12,815
Population
4,908
Households
2.6
Avg Household Size
42
Median Age
16%
College-Educated
87%
High-School Grad
200.7 sq mi
ZIP Area
64
Density / Sq Mi
$64,128
Median Household Income
$36,361
Median Earnings
$919
Median Rent
$182,300
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 - Office space for sale featuring large plate-glass windows for bright, high-visibility fronting.
Where is this office units located?
The property is located at 16648 Nw Us Highway 19 Fanning Springs, FL.
What is the asking price?
The asking price for this property is $94,000.
What are key features of this property?
This property features: Office space built in 1985; Large plate‑glass windows at the front for a light and bright interior; High‑visibility, high‑traffic frontage with traffic coming from US 19 (North and South) and from the Gainesville/Ocala areas
