Corner General Office and
For Sale
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2737 State Rd 580, Clearwater, FL 33761
Lighted corner site with a 2,008± sf office building on four contiguous parcels, zoned general office.
Property Size2,008 SF
Lot Size0.68 Acres
Price / SF$432.77
Days on Market169
Property Features for 2737 State Rd 580
General Information
Standard status
Active
Size
2,008 SF
Lot size
0.68 Acres
Property subtype
OFFICE
Zoning
general office
Additional Details
Road Access
Yes
Listing Agency:
A.R.K. Property Solutions, Inc.
(727) 796-2684
Listed By:
Benjamin Kreloff
(727) 643-2314
Source:
Moodyscre
Added: Apr 2
Changed: Sep 7
Last Checked: Sep 16 at 6:42PM
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 A.R.K. Property Solutions, Inc.
Investment Insights
Based on property information with market context.
The property includes a 2,008± square foot office building situated on four contiguous parcels totaling approximately 0.68 acres. The site is positioned as a general office property and is also described as suitable for medical or professional office use, as well as future redevelopment.
The location is a lighted corner directly off SR 580, with quick access to McMullen Booth Road, providing strong visibility, access, and traffic exposure.
Zoned general office, this offering is presented as an owner-user or flexible future-use site with additional land on the same corner footprint.
The location is a lighted corner directly off SR 580, with quick access to McMullen Booth Road, providing strong visibility, access, and traffic exposure.
Zoned general office, this offering is presented as an owner-user or flexible future-use site with additional land on the same corner footprint.
Key Highlights
- 2,008± SF office building on four contiguous parcels totaling approx. 0.68 acres
- Lighted corner site directly off SR 580 with quick access to McMullen Booth Road
- Zoned general office, suitable for owner‑user, medical, or professional office use
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
$36,197
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
4.17%
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%
$723,940
$723.9K
Cap Rate 7%
$517,100
$517.1K
Cap Rate 9%
$402,189
$402.2K
Market Conditions
NOI Build-Up for 2,008 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
$52.3K $26.04/SF
− Vacancy
−$4.0K −$2.01/SF
EGI
$48.3K $24.03/SF
− OpEx
−$12.1K −$6.01/SF
NOI
$36.2K $18.03/SF
Area
Clearwater, FL
Vacancy
7.70%
Lease Rate
$26.04 /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%
$723,940
Cap Rate 7%
$517,100
Cap Rate 9%
$402,189
Alternative Uses
Best Use
Office B
$517.1K
$452.5K – $603.3K
NOI $36,197 @ 7.0% cap · market cap 4.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$563.4K
$492.9K – $657.3K
NOI $39,435 @ 7.0% cap · market cap 4.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
743
Businesses Nearby
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Business Placement
Demographics for 33761, FL
18,761
Population
9,829
Households
1.9
Avg Household Size
54
Median Age
38%
College-Educated
94%
High-School Grad
5.1 sq mi
ZIP Area
3,679
Density / Sq Mi
$71,839
Median Household Income
$50,110
Median Earnings
$1,711
Median Rent
$271,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Lighted corner site with a 2,008± sf office building on four contiguous parcels, zoned general office.
Where is this office building located?
The property is located at 2737 State Rd 580 Clearwater, FL.
What is the asking price?
The asking price for this property is $869,000.
What are key features of this property?
This property features: 2,008± SF office building on four contiguous parcels totaling approx. 0.68 acres; Lighted corner site directly off SR 580 with quick access to McMullen Booth Road; Zoned general office, suitable for owner‑user, medical, or professional office use
