Double-Unit Office
For Sale
$749,000
Pending
4540 SOUTHSIDE Boulevard, Jacksonville, FL 32216
Commercial Sale, Jacksonville, FL
Property Size2,400 SF
Lot Size0.03 Acres
Days on Market654
Property Features for 4540 SOUTHSIDE Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Professional/Office
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Parking features
Parking Lot
Accessibility
Accessible Approach with Ramp
Lot features
Cleared
Directions
From JTB go North on Southside to Left into Southside Professional Center. Take first Left and follow back to Right at last building. Building 6 will be on the right. Unit 603 and 604.
Subdivision
023-Southside-East Of Southside Blvd
Standard status
Pending
APN
1479812018
Size
2,400 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
2801
HOA Fee
$1,050 Annually
Utilities
Sewer type
Public Sewer
Amenities
kitchen breakroom
coffee bar area
two baths
Building Details
Year built
1996
Floors in Building
2
Number of units
2
Flooring type
Tile, Carpet
Roof type
Composition
Listing Agency:
MARSH VIEW REAL ESTATE
(904) 525-2638
Listed By:
LINDA HALTER · License #BK0667568
(904) 525-2638
Added: Nov 14, 2024
Changed: Aug 19
Last Checked: Aug 30 at 10:06PM
MLS# 2056665
Copyright © 2026 realMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,400-square-foot office property consists of two units that may remain separate or be combined into a larger configuration. The layout includes two entrances, two bathrooms, a kitchen breakroom, and a coffee bar area. Interior finishes include tile and carpet, and the property also provides a 500-square-foot heated and cooled second-floor storage area. One unit is occupied under a month-to-month agreement.
Built in 1996, the property is located within a professional complex with a parking lot and an accessible approach with ramp. Public sewer serves the property, and water and sewer are included in the annual dues. The complex includes a range of professional occupants, including a title company and dental office.
Built in 1996, the property is located within a professional complex with a parking lot and an accessible approach with ramp. Public sewer serves the property, and water and sewer are included in the annual dues. The complex includes a range of professional occupants, including a title company and dental office.
Key Highlights
- 2,400‑square‑foot office property configured as two units
- Two entrances, two bathrooms, kitchen breakroom, and coffee bar area
- 500‑square‑foot heated and cooled second‑floor storage area
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
$34,517
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
4.61%
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%
$690,340
$690.3K
Cap Rate 7%
$493,100
$493.1K
Cap Rate 9%
$383,522
$383.5K
Market Conditions
NOI Build-Up for 2,400 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
$57.6K $24.00/SF
− Vacancy
−$11.6K −$4.82/SF
EGI
$46.0K $19.18/SF
− OpEx
−$11.5K −$4.79/SF
NOI
$34.5K $14.38/SF
Area
Jacksonville, FL
Vacancy
20.10%
Lease Rate
$24.00 /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%
$690,340
Cap Rate 7%
$493,100
Cap Rate 9%
$383,522
Alternative Uses
Best Use
Office B
$493.1K
$431.5K – $575.3K
NOI $34,517 @ 7.0% cap · market cap 4.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$657.5K
$575.3K – $767.0K
NOI $46,022 @ 7.0% cap · market cap 6.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,167
Businesses Nearby
Explore this area
Business Placement
Demographics for 32216, FL
42,847
Population
19,796
Households
2.2
Avg Household Size
37
Median Age
32%
College-Educated
92%
High-School Grad
12.7 sq mi
ZIP Area
3,374
Density / Sq Mi
$63,253
Median Household Income
$44,078
Median Earnings
$1,311
Median Rent
$244,800
Median Home Value
Market
Vacancy Rate% for Office in Jacksonville, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two separately accessible office units support independent businesses or a combined professional workspace.
Where is this office units located?
The property is located at 4540 SOUTHSIDE Boulevard Jacksonville, FL.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: 2,400‑square‑foot office property configured as two units; Two entrances, two bathrooms, kitchen breakroom, and coffee bar area; 500‑square‑foot heated and cooled second‑floor storage area
