First-Floor Office
New
For Sale
$1,349,000
300 E University Ave Ste 100, Gainesville, FL 32601
Private offices and dedicated meeting areas support daily operations in downtown Gainesville.
Property Size7,284 SF
Days on Market2
Property Features for 300 E University Ave Ste 100
General Information
Standard status
Active
Size
7,284 SF
Class
A
Property subtype
Other Office
Building Details
Building Size
7,284 SF
Year Built
2002
Listing Agency:
Lee & Associates
Listed By:
Dan Drotos, CCIM, MSRE, SIOR · License ##BK3255693
(352) 420-9889
Source:
Thebrokerlist
Added: Sep 26
Last Checked: Sep 26 at 2:37PM
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 Lee & Associates
Investment Insights
Based on property information with market context.
This 7,264± SF Class A office suite occupies the first floor of a three-story brick-and-stone building constructed in 2002. Its layout includes a reception area, training and board room, conference room, seven private offices, twelve modular Steelcase offices, and open collaboration space. Additional features include 12-foot ceilings, an IT closet, restroom, copy area, storage, and technology wiring. Marble and granite finishes appear in the common areas and restrooms, and oak-and-glass doors connect the lobby to the suite.
The property is at 300 E University Ave in downtown Gainesville, directly across from City Hall and the downtown plaza. City and county offices, restaurants, shops, hotels, and arts venues are within walking distance. On-site parking is available, with nearby parking garages providing additional options. Digital access is provided after hours.
The property is at 300 E University Ave in downtown Gainesville, directly across from City Hall and the downtown plaza. City and county offices, restaurants, shops, hotels, and arts venues are within walking distance. On-site parking is available, with nearby parking garages providing additional options. Digital access is provided after hours.
Key Highlights
- 7,264± SF Class A office suite
- Seven private offices plus 12 modular Steelcase offices
- 12‑foot ceilings and exterior windows along University Avenue
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
$90,861
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
6.74%
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%
$1,817,220
$1.8M
Cap Rate 7%
$1,298,014
$1.3M
Cap Rate 9%
$1,009,567
$1.0M
Market Conditions
NOI Build-Up for 7,284 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
$144.2K $19.80/SF
− Vacancy
−$23.1K −$3.17/SF
EGI
$121.1K $16.63/SF
− OpEx
−$30.3K −$4.16/SF
NOI
$90.9K $12.47/SF
Area
Gainesville, 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%
$1,817,220
Cap Rate 7%
$1,298,014
Cap Rate 9%
$1,009,567
Alternative Uses
Best Use
Office B
$1.30M
$1.14M – $1.51M
NOI $90,861 @ 7.0% cap · market cap 6.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.80M
$1.58M – $2.10M
NOI $126,287 @ 7.0% cap · market cap 9.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
2,151
Businesses Nearby
Explore this area
Business Placement
Demographics for 32601, FL
22,039
Population
11,204
Households
2
Avg Household Size
27
Median Age
62%
College-Educated
97%
High-School Grad
4.6 sq mi
ZIP Area
4,791
Density / Sq Mi
$30,878
Median Household Income
$18,954
Median Earnings
$1,092
Median Rent
$284,200
Median Home Value
Check the figures for this property
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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 units - Private offices and dedicated meeting areas support daily operations in downtown Gainesville.
Where is this office units located?
The property is located at 300 E University Ave Ste 100 Gainesville, FL.
What is the asking price?
The asking price for this property is $1,349,000.
What are key features of this property?
This property features: 7,264± SF Class A office suite; Seven private offices plus 12 modular Steelcase offices; 12‑foot ceilings and exterior windows along University Avenue
