Prime Retail Property on
For Sale
$1,195,000
Pending
2617 E BRANDON Blvd, Valrico, FL 33594
Freestanding building on Brandon Blvd with high visibility.
Property Size4,488 SF
Lot Size1.16 Acres
Days on Market153
Property Features for 2617 E BRANDON Blvd
General Information
Standard status
Pending
Size
4,488 SF
Lot size
1.16 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$12,031
Building Details
Building Size
4,488 SF
Year Built
1985
Listing Agency:
KELLER WILLIAMS TAMPA PROP.
(727) 410-2896
Listed By:
Alexander Lucke · License #3351552
(727) 410-2896
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 12:09PM
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 TAMPA PROP.
Investment Insights
Based on property information with market context.
Located directly on State Road 60 (Brandon Blvd) in Eastern Hillsborough County, this retail property features a 4,488 square foot freestanding building on approximately 1.16 acres. Constructed in 1985 with concrete block and masonry, the building is divided into two units. One unit, approximately 2,000 square feet, is currently leased to Doggy Day Trips Spa & Boutique. The other unit, approximately 2,500 square feet, is vacant and available for immediate occupancy. The property benefits from high visibility and over 102 feet of direct frontage on SR-60, which sees over 37,000 vehicles daily. A notable feature is the valuable rear yard space, suitable for outdoor storage, fleet parking, or equipment staging. Ample rear parking and prominent pylon signage are also present. The CG zoning allows for a variety of commercial uses, making it suitable for retail, showroom, contractor services, or businesses seeking a high-traffic location with outdoor space.
Key Highlights
- Prime retail location directly on State Road 60 (Brandon Blvd) with high traffic volume (37,000 AADT).
- Freestanding 4,488 SF building on ±1.16 acres offering investment or owner‑user potential.
- Valuable rear yard space, rare for this corridor, suitable for outdoor storage, fleet parking, or equipment staging.
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
$64,298
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
5.38%
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%
$1,285,960
$1.3M
Cap Rate 7%
$918,543
$918.5K
Cap Rate 9%
$714,422
$714.4K
Market Conditions
NOI Build-Up for 4,488 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
$98.6K $21.96/SF
− Vacancy
−$6.7K −$1.49/SF
EGI
$91.9K $20.47/SF
− OpEx
−$27.6K −$6.14/SF
NOI
$64.3K $14.33/SF
Area
Brandon, FL
Vacancy
6.80%
Lease Rate
$21.96 /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%
$1,285,960
Cap Rate 7%
$918,543
Cap Rate 9%
$714,422
Alternative Uses
Best Use
Retail
$918.5K
$803.7K – $1.07M
NOI $64,298 @ 7.0% cap · market cap 5.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,182 @ 7.0% cap · market cap 9.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,080
Businesses Nearby
1M
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 28%
Superstores 23%
Shops & Services 19%
Dining 11%
Target
Superstores
120,387 visits/mo
0.2 miles
Sam's Club
Superstores
113,771 visits/mo
0.5 miles
T.J. Maxx
Apparel
61,150 visits/mo
0.2 miles
Dillard's
Apparel
60,939 visits/mo
0.4 miles
JCPenney
Apparel
59,174 visits/mo
0.4 miles
Demographics for 33594, FL
35,299
Population
14,067
Households
2.5
Avg Household Size
43
Median Age
33%
College-Educated
91%
High-School Grad
10.2 sq mi
ZIP Area
3,461
Density / Sq Mi
$91,969
Median Household Income
$46,905
Median Earnings
$1,684
Median Rent
$300,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Freestanding building on Brandon Blvd with high visibility.
Where is this retail space located?
The property is located at 2617 E BRANDON Blvd Valrico, FL.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: Prime retail location directly on State Road 60 (Brandon Blvd) with high traffic volume (37,000 AADT).; Freestanding 4,488 SF building on ±1.16 acres offering investment or owner‑user potential.; Valuable rear yard space, rare for this corridor, suitable for outdoor storage, fleet parking, or equipment staging.
