Gainesville Office Building For
For Sale
$930,913
4965 SW 91ST TERRACE, Gainesville, FL 32608
Office building with 4993 square feet available for purchase.
Property Size6,460 SF
Price / SF$186.44
Days on Market330
Property Features for 4965 SW 91ST TERRACE
General Information
Standard status
Active
Size
6,460 SF
Zoning
PD
Taxes and HOA fees
Annual Taxes
$17,161
Amenities
Bathrooms, On Site Shower, Trash Removal, Waiting Room
Central Air
Central
Dishwasher, Dryer, Microwave, Refrigerator, Washer
Common, Lighted
Building Details
Building Size
6,460 SF
Year Built
2022
Stories
2
Listing Agency:
MANAGEMENT CONSULTING & STRATE
(352) 262-7462
Listed By:
Larina Hintze · License #3164355
(352) 262-7462
Source:
Evrealestate
Added: Sep 15, 2025
Changed: Aug 8
Last Checked: Aug 8 at 5:32AM
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 MANAGEMENT CONSULTING & STRATE
Investment Insights
Based on property information with market context.
Located off Newberry Road, this office building is situated at 4965 SW 91ST TERRACE, GAINESVILLE, FL 32608. The property contains 4993 square feet. To reach the property from Newberry Road, turn onto SW 91st Street, proceed through the traffic circle to S.W. 45th Blvd, then turn right through the traffic circle, which becomes S.W. 91st Terrace. Continue through the building circle to the building on the left.
Key Highlights
- Built in 2022 (New Construction)
- Central Air Conditioning
- Includes Appliances: Dishwasher, Dryer, Microwave, Refrigerator, and Washer
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
$62,283
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
6.69%
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%
$1,245,660
$1.2M
Cap Rate 7%
$889,757
$889.8K
Cap Rate 9%
$692,033
$692.0K
Market Conditions
NOI Build-Up for 4,993 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
$98.9K $19.80/SF
− Vacancy
−$15.8K −$3.17/SF
EGI
$83.0K $16.63/SF
− OpEx
−$20.8K −$4.16/SF
NOI
$62.3K $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%
$1,245,660
Cap Rate 7%
$889,757
Cap Rate 9%
$692,033
Alternative Uses
Best Use
Office B
$889.8K
$778.5K – $1.04M
NOI $62,283 @ 7.0% cap · market cap 6.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.24M
$1.08M – $1.44M
NOI $86,567 @ 7.0% cap · market cap 9.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
334
Businesses Nearby
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Office building with 4993 square feet available for purchase.
Where is this office building located?
The property is located at 4965 SW 91ST TERRACE Gainesville, FL.
What is the asking price?
The asking price for this property is $930,913.
What are key features of this property?
This property features: Built in 2022 (New Construction); Central Air Conditioning; Includes Appliances: Dishwasher, Dryer, Microwave, Refrigerator, and Washer
