Free-Standing Office
For Sale
$900,000
Pending
329 PAULS Dr 101, Brandon, FL 33511
Well-maintained office building with reception, private offices, conference room, kitchen, and a fenced rear area.
Property Size2,530 SF
Days on Market70
Property Features for 329 PAULS Dr 101
General Information
Standard status
Pending
Size
2,530 SF
Total Parking Spaces
14
Property subtype
Commercial
Zoning
BMS-TC2
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Taxes and HOA fees
Annual Taxes
$10,214
Building Details
Building Size
2,530 SF
Year Built
1964
Tenancy
Multi
Listing Agency:
EXP REALTY LLC
(727) 834-0833
Listed By:
Juan Sastre · License #3115528
(727) 834-0833
Source:
Elliman
Added: Jun 4
Changed: Aug 8
Last Checked: Jun 6 at 5:23AM
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 EXP REALTY LLC
Investment Insights
Based on property information with market context.
This free-standing office building is well maintained and laid out for day-to-day professional use. The interior includes a welcoming reception area, multiple private offices, a conference room, kitchen, storage space, and two bathrooms. French doors open to a fenced rear area, adding flexibility for tenant-specific needs. Ample parking is available with 14 dedicated spaces.
The property is zoned BMS-TC2 and located along Oakfield Drive, a highly traveled corridor with more than 10,000 vehicles per day, supporting visibility and convenient access. It sits near the Brandon Post Office and Chamber of Commerce, with Brandon Regional Hospital just blocks away. Access to major routes includes I-75, I-4, and the Leroy Selmon Expressway, and Tampa International Airport is approximately 19 miles from the building.
Currently home to eight tenants, the building offers established occupancy. The majority of tenants are scheduled to renew their leases within the next 90 days, and there is a waiting list for additional rental opportunities. With dedicated parking, a functional office layout, and a location built around established business and professional services, this is a practical option for buyers seeking a stabilized office property.
The property is zoned BMS-TC2 and located along Oakfield Drive, a highly traveled corridor with more than 10,000 vehicles per day, supporting visibility and convenient access. It sits near the Brandon Post Office and Chamber of Commerce, with Brandon Regional Hospital just blocks away. Access to major routes includes I-75, I-4, and the Leroy Selmon Expressway, and Tampa International Airport is approximately 19 miles from the building.
Currently home to eight tenants, the building offers established occupancy. The majority of tenants are scheduled to renew their leases within the next 90 days, and there is a waiting list for additional rental opportunities. With dedicated parking, a functional office layout, and a location built around established business and professional services, this is a practical option for buyers seeking a stabilized office property.
Key Highlights
- 1964‑built, free‑standing office building in Brandon’s business district
- Zoned BMS‑TC2 and located on Oakfield Drive with more than 10,000 vehicles per day
- Currently occupied by eight tenants, with many lease renewals scheduled within the next 90 days
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
$44,964
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
5.00%
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%
$899,280
$899.3K
Cap Rate 7%
$642,343
$642.3K
Cap Rate 9%
$499,600
$499.6K
Market Conditions
NOI Build-Up for 2,530 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
$73.5K $29.04/SF
− Vacancy
−$13.5K −$5.34/SF
EGI
$60.0K $23.70/SF
− OpEx
−$15.0K −$5.92/SF
NOI
$45.0K $17.77/SF
Area
Brandon, FL
Vacancy
18.40%
Lease Rate
$29.04 /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%
$899,280
Cap Rate 7%
$642,343
Cap Rate 9%
$499,600
Alternative Uses
Best Use
Office B
$642.3K
$562.1K – $749.4K
NOI $44,964 @ 7.0% cap · market cap 5.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$951.7K
$832.8K – $1.11M
NOI $66,622 @ 7.0% cap · market cap 7.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,182
Businesses Nearby
Explore this area
Business Placement
Demographics for 33511, FL
56,627
Population
24,579
Households
2.3
Avg Household Size
38
Median Age
35%
College-Educated
91%
High-School Grad
16.0 sq mi
ZIP Area
3,539
Density / Sq Mi
$77,383
Median Household Income
$44,521
Median Earnings
$1,684
Median Rent
$324,900
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 building - Well-maintained office building with reception, private offices, conference room, kitchen, and a fenced rear area.
Where is this office building located?
The property is located at 329 PAULS Dr 101 Brandon, FL.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 1964‑built, free‑standing office building in Brandon’s business district; Zoned BMS‑TC2 and located on Oakfield Drive with more than 10,000 vehicles per day; Currently occupied by eight tenants, with many lease renewals scheduled within the next 90 days
