Class A Office
For Sale
$1,349,000
300 East University Avenue, Gainesville, FL 32601
Move-in ready office suite in downtown Gainesville.
Property Size7,284 SF
Price / SF$185.20
Days on Market157
Property Features for 300 East University Avenue
General Information
Standard status
Active
Size
7,284 SF
Class
A
Property subtype
Office
Building Details
Building Size
7,284 SF
Year Built
2005
Listing Agency:
Lee & Associates
(352) 420-9889
Listed By:
Dan Drotos, MSRE, CCIM, SIOR · License #FL #BK3255693
Source:
Lee-associates
Added: Mar 4
Changed: Aug 8
Last Checked: Apr 5 at 9:44PM
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 7,284± SF Class A office suite is move-in ready and occupies a prime first-floor position in a stately three-story brick and stone building, offering exceptional visibility along University Avenue. The downtown address places businesses steps from government offices, restaurants, retail, arts, and entertainment. The location offers proximity to the University of Florida. The energetic downtown area includes eateries, shops, and cultural hotspots, while the nearby Innovation District fosters a dynamic environment for technology and startups. The property features a secure after-hours digital access system, marble and granite finishes throughout common areas and restrooms, durable steel-and-concrete construction with classic brick veneer exterior, and is fully wired to support modern technology, connectivity, and high-capacity operations. It is walkable to restaurants, shops, hotels, arts venues and major government buildings and is located directly across from City Hall and the downtown plaza. Ample on-site parking is available for employees and clients, with additional nearby parking garages for overflow or visitor needs.
Key Highlights
- Prime downtown Gainesville location directly across from City Hall and steps from government offices, restaurants, retail, arts, and entertainment.
- Move‑in ready, Class A office suite with 7,284± SF of space.
- Ample on‑site parking for employees and clients, with additional nearby parking garages.
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
Property Profile
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
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 units - Move-in ready office suite in downtown Gainesville.
Where is this office units located?
The property is located at 300 East University Avenue 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: Prime downtown Gainesville location directly across from City Hall and steps from government offices, restaurants, retail, arts, and entertainment.; Move‑in ready, Class A office suite with 7,284± SF of space.; Ample on‑site parking for employees and clients, with additional nearby parking garages.
