Listing Agency: Coldwell Banker M.M. Parrish Realtors | Gainesville (Northwest) c***@mmparrish.com Show Phone

Listed By: Dean Cheshire · License #3346602 Show Phone

Source: Moodyscre

Added: Apr 29 Changed: Jul 10 Last Checked: Aug 23 at 4:30AM

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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 Coldwell Banker M.M. Parrish Realtors | Gainesville (Northwest)

Investment Insights

Based on property information with market context.

The sale includes mini storage parcels totaling 16,440 square feet. The seller is open to including an adjacent 5.01 acres of vacant land, zoned for industrial use, for an additional cost.

Key Highlights

• Sale includes mini storage parcels (04922‑006‑000, 04922‑000‑000).
• Adjacent 5.01 acres of vacant land (parcels 04921‑000‑000, 04922‑001‑000) available for an additional $200,000.
• Land is zoned industrial.

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

$134,851

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

7.93%

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%

$2,697,020 $2.7M

Cap Rate 7%

$1,926,443 $1.9M

Cap Rate 9%

$1,498,344 $1.5M

Market Conditions

NOI Build-Up for 16,440 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

$207.1K $12.60/SF

− Vacancy

−$14.5K −$0.88/SF

EGI

$192.6K $11.72/SF

− OpEx

−$57.8K −$3.52/SF

NOI

$134.9K $8.20/SF

Area

Alachua County, FL

Vacancy

7.00%

Lease Rate

$12.60 /SF/Yr

Expense Ratio

30.00%

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%

$2,697,020

Cap Rate 7%

$1,926,443

Cap Rate 9%

$1,498,344

Alternative Uses

Best Use

Self Storage

$1.93M

$1.69M – $2.25M (±1% cap)

NOI $134,851 @ 7.0% cap · market cap 7.93%

Second Best

Industrial

$1.59M

$1.39M – $1.86M (±1% cap)

NOI $111,513 @ 7.0% cap · market cap 6.56%

Theoretical Best

Office A

$4.14M

$3.63M – $4.84M (±1% cap)

NOI $290,120 @ 7.0% cap · market cap 17.07%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Archer Mini Storage Storage Facility

Suggested Use

Top Pick Auto Repair Shop HVAC Service Building Supply Real Estate Agency Grocery & Convenience Store Hair Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

137

Businesses Nearby

Explore this area Business Placement

Demographics for 32618, FL

7,183

Population

3,561

Households

2

Avg Household Size

44

Median Age

27%

College-Educated

92%

High-School Grad

92.0 sq mi

ZIP Area

78

Density / Sq Mi

$52,176

Median Household Income

$39,625

Median Earnings

$1,064

Median Rent

$195,000

Median Home Value

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this self storage facilities located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar For Sale Nearby

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Frequently Asked Questions

What type of property is this?

Self storage facility - Mini storage facility available for purchase.

Where is this self storage facility located?

The property is located at 16881 SW Archer Rd Archer, FL.

What is the asking price?

The asking price for this property is $1,700,000.

What are key features of this property?

This property features: Sale includes mini storage parcels (04922‑006‑000, 04922‑000‑000).; Adjacent 5.01 acres of vacant land (parcels 04921‑000‑000, 04922‑001‑000) available for an additional $200,000.; Land is zoned industrial.