Fully Leased Flex Retail Office
For Sale
$2,499,000
3201 SW 42nd Street, Gainesville, FL 32608
Fully leased retail/office flex building built in 2001 with 12’ rear roll-up doors per suite.
Property Size10,000 SF
Price / SF$249.90
Days on Market96
Property Features for 3201 SW 42nd Street
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Retail
Occupancy
100%
Additional Details
Highway Access
Yes
Amenities
retail power center
shopping
banking
restaurants
hotels
public transportation
on-building signage
ample parking
Building Details
Building Size
10,000 SF
Year Built
2001
Tenancy
Multi
Listed By:
Dan Drotos, MSRE, CCIM, SIOR · License #FL #BK3255693
(352) 420-9889
Source:
Lee-associates
Added: Jun 2
Changed: Aug 14
Last Checked: Sep 5 at 5:55AM
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 Dan Drotos, MSRE, CCIM, SIOR
Investment Insights
Based on property information with market context.
Gables Center is a fully leased retail/office flex building built in 2001 by Barry Bullard Construction. The property offers suite configurations that can support office, retail, or flex use, and each suite includes a 12’ commercial roll-up door located at the rear of the space to facilitate deliveries if needed. Total building size is listed as 10,000± SF.
The building is conveniently located directly behind Sam’s Club in Butler Plaza, one of the larger retail power centers in Florida. It is steps away from shopping, banking, restaurants, hotels, and public transportation, and is also noted as approximately 0.5 miles from Celebration Pointe and I-75 via a Celebration Point fly-over bridge. Ample parking is available adjacent to the building, and the property features on-building signage.
Suites are designed for both storefront-facing business needs and back-of-house access through the rear roll-up doors, providing a versatile layout for tenants seeking a retail/office/flex environment.
The building is conveniently located directly behind Sam’s Club in Butler Plaza, one of the larger retail power centers in Florida. It is steps away from shopping, banking, restaurants, hotels, and public transportation, and is also noted as approximately 0.5 miles from Celebration Pointe and I-75 via a Celebration Point fly-over bridge. Ample parking is available adjacent to the building, and the property features on-building signage.
Suites are designed for both storefront-facing business needs and back-of-house access through the rear roll-up doors, providing a versatile layout for tenants seeking a retail/office/flex environment.
Key Highlights
- Fully leased 10,000± SF prime retail/office flex building built in 2001 by Barry Bullard Construction
- Each suite includes a 12’ commercial roll‑up door at the rear for deliveries
- Property can be used as office, retail, or flex space
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
$106,029
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
4.24%
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%
$2,120,580
$2.1M
Cap Rate 7%
$1,514,700
$1.5M
Cap Rate 9%
$1,178,100
$1.2M
Market Conditions
NOI Build-Up for 10,000 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
$162.0K $16.20/SF
− Vacancy
−$10.5K −$1.05/SF
EGI
$151.5K $15.15/SF
− OpEx
−$45.4K −$4.54/SF
NOI
$106.0K $10.60/SF
Area
Gainesville, FL
Vacancy
6.50%
Lease Rate
$16.20 /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%
$2,120,580
Cap Rate 7%
$1,514,700
Cap Rate 9%
$1,178,100
Alternative Uses
Best Use
Retail
$1.51M
$1.33M – $1.77M
NOI $106,029 @ 7.0% cap · market cap 4.24%
Second Best
Flex RnD
$1.34M
$1.17M – $1.56M
NOI $93,795 @ 7.0% cap · market cap 3.75%
Theoretical Best
Office A
$2.48M
$2.17M – $2.89M
NOI $173,376 @ 7.0% cap · market cap 6.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
680
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 32608, FL
55,540
Population
25,939
Households
2.1
Avg Household Size
29
Median Age
58%
College-Educated
95%
High-School Grad
44.5 sq mi
ZIP Area
1,248
Density / Sq Mi
$60,182
Median Household Income
$34,991
Median Earnings
$1,357
Median Rent
$340,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Fully leased retail/office flex building built in 2001 with 12’ rear roll-up doors per suite.
Where is this flex space located?
The property is located at 3201 SW 42nd Street Gainesville, FL.
What is the asking price?
The asking price for this property is $2,499,000.
What are key features of this property?
This property features: Fully leased 10,000± SF prime retail/office flex building built in 2001 by Barry Bullard Construction; Each suite includes a 12’ commercial roll‑up door at the rear for deliveries; Property can be used as office, retail, or flex space
