Office Building with Road
For Sale
$499,000
Pending
2109 LITHIA PINECREST ROAD, Valrico, FL 33596
PD-zoned office building offering multiple private offices, kitchen, meeting space, and two bathrooms with substantial road frontage.
Property Size2,320 SF
Days on Market264
Property Features for 2109 LITHIA PINECREST ROAD
General Information
Standard status
Pending
Size
2,320 SF
Property subtype
Office
Zoning
PD
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Taxes and HOA fees
Annual Taxes
$6,050
Amenities
private offices
full kitchen
open meeting space
two full bathrooms
storage shed
RV charger
privacy fence
Central Air
3
110x165
Security Lighting. County Road, Asphalt.
Building Details
Year Built
1980
Stories
1
Listing Agency:
KELLER WILLIAMS SOUTH TAMPA
(813) 875-3700
Listed By:
Brenda Wade · License #SL695977
(813) 655-5333
Source:
Xome
Added: Dec 15, 2025
Changed: Sep 4
Last Checked: Sep 5 at 5:25AM
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 KELLER WILLIAMS SOUTH TAMPA
Investment Insights
Based on property information with market context.
This PD-zoned office building provides a thoughtfully configured interior with five private offices, a full kitchen, an open meeting or collaborative space, and two full bathrooms. Updates include a newer roof and water heater. The property also features a large on-site storage shed, a fifty-amp RV charger, and a privacy fence to support day-to-day usability.
The building sits on Lithia Pinecrest Road with approximately 110 feet of road frontage between West Lumsden Road and Bloomingdale Avenue, supporting strong visibility along a major thoroughfare. Convenient access to regional corridors is highlighted with locations described as less than fifteen minutes to I-75 and the Selmon Expressway, approximately twenty minutes to I-4, and within thirty minutes of Tampa International Airport.
For users seeking a versatile office layout with straightforward parking-area amenities and substantial frontage, this property offers a complete, turnkey interior arrangement alongside exterior storage and utility features.
The building sits on Lithia Pinecrest Road with approximately 110 feet of road frontage between West Lumsden Road and Bloomingdale Avenue, supporting strong visibility along a major thoroughfare. Convenient access to regional corridors is highlighted with locations described as less than fifteen minutes to I-75 and the Selmon Expressway, approximately twenty minutes to I-4, and within thirty minutes of Tampa International Airport.
For users seeking a versatile office layout with straightforward parking-area amenities and substantial frontage, this property offers a complete, turnkey interior arrangement alongside exterior storage and utility features.
Key Highlights
- PD‑zoned office building with prime frontage on Lithia Pinecrest Road, located between West Lumsden Road and Bloomingdale Avenue
- Over 2,300 SF interior space with five private offices, full kitchen, open meeting/collaborative area, and two full bathrooms
- Central air cooling and heating (3)
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
$41,232
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
8.26%
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%
$824,640
$824.6K
Cap Rate 7%
$589,029
$589.0K
Cap Rate 9%
$458,133
$458.1K
Market Conditions
NOI Build-Up for 2,320 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
$67.4K $29.04/SF
− Vacancy
−$12.4K −$5.34/SF
EGI
$55.0K $23.70/SF
− OpEx
−$13.7K −$5.92/SF
NOI
$41.2K $17.77/SF
Area
Brandon, FL
Vacancy
18.40%
Lease Rate
$29.04 /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%
$824,640
Cap Rate 7%
$589,029
Cap Rate 9%
$458,133
Alternative Uses
Best Use
Office B
$589.0K
$515.4K – $687.2K
NOI $41,232 @ 7.0% cap · market cap 8.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$872.7K
$763.7K – $1.02M
NOI $61,092 @ 7.0% cap · market cap 12.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
164
Businesses Nearby
Explore this area
Business Placement
Demographics for 33596, FL
28,140
Population
10,455
Households
2.7
Avg Household Size
43
Median Age
49%
College-Educated
95%
High-School Grad
11.4 sq mi
ZIP Area
2,468
Density / Sq Mi
$112,305
Median Household Income
$52,552
Median Earnings
$2,236
Median Rent
$396,100
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 building - PD-zoned office building offering multiple private offices, kitchen, meeting space, and two bathrooms with substantial road frontage.
Where is this office building located?
The property is located at 2109 LITHIA PINECREST ROAD Valrico, FL.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: PD‑zoned office building with prime frontage on Lithia Pinecrest Road, located between West Lumsden Road and Bloomingdale Avenue; Over 2,300 SF interior space with five private offices, full kitchen, open meeting/collaborative area, and two full bathrooms; Central air cooling and heating (3)
