Two-Story Office
For Sale
$2,850,000
513 ARIANA Avenue, Auburndale, FL 33823
Commercial Sale, AUBURNDALE, FL
Property Size6,822 SF
Lot Size1.84 Acres
Price / SF$417.77
Days on Market75
Property Features for 513 ARIANA Avenue
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
R-3
Window features
Blinds
Appliances
Microwave, Refrigerator
Subdivision
AUBURNDALE HEIGHTS
Lot features
Corner Lot, City Limits, Oversized Lot, Paved
Directions
Heading south on Berkley Rd, turn left onto US-92 E. Turn right onto Ariana Ave. Destination will be on your left.
Standard status
Active
APN
25-28-11-336500-023160
Size
6,822 SF
Lot size
1.84 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
AUBURNDALE HEIGHTS PB 2 PG 13 BLK 23 LOTS 16 THRU 22 LESS R/W FOR HWY 92 & AUBURNDALE HGTS PB 2 PG 13 BLK 23 LOTS 12 THRU 15
Tax Annual Amount
7887
Legal Description
AUBURNDALE HEIGHTS PB 2 PG 13 BLK 23 LOTS 16 THRU 22 LESS R/W FOR HWY 92 & AUBURNDALE HGTS PB 2 PG 13 BLK 23 LOTS 12 THRU 15
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air, Window Unit(s), Wall/Window Unit(s)
Water source
Public
Amenities
private offices
conference rooms
meeting spaces
reception areas
break rooms
ADA-compliant restrooms
collaborative workspaces
Building Details
Year built
2005
Floors in Building
1
Flooring type
Laminate, Carpet
Building materials
Metal Frame
Roof type
Metal
Additional Structures
Storage
Listing Agency:
CENTURY 21 MYERS REALTY · Century 21 Real Estate
(863) 875-5656
Listed By:
Michael Brenner · License #3069077
(863) 557-3300
Added: Jun 22
Changed: Sep 4
Last Checked: Sep 4 at 10:06PM
MLS# S5152357
Copyright © 2026 Stellar MLS. 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 6,822-square-foot, two-story office building occupies approximately 1.84 acres across two parcels. The interior includes private offices, conference and meeting rooms, reception areas, break rooms, ADA-compliant restrooms, and collaborative workspaces. Laminate and carpet flooring, central heating, central air, wall/window units, and a metal-frame structure are among the existing improvements. The property also includes microwave and refrigerator appliances.
Positioned at 513 Ariana Avenue in Auburndale, the property has a corner setting with paved parking and access to public water and public sewer. The second parcel adds land for storage, equipment staging, fleet parking, expansion, or future development. Zoning is identified as R-3, and the building was constructed in 2005.
Positioned at 513 Ariana Avenue in Auburndale, the property has a corner setting with paved parking and access to public water and public sewer. The second parcel adds land for storage, equipment staging, fleet parking, expansion, or future development. Zoning is identified as R-3, and the building was constructed in 2005.
Key Highlights
- 6,822 SF two‑story office building on approximately 1.84 acres
- Two parcels provide additional land for storage, staging, parking, expansion, or development
- Multiple private offices, conference rooms, reception areas, break rooms, and meeting spaces
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
$83,808
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
2.94%
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%
$1,676,160
$1.7M
Cap Rate 7%
$1,197,257
$1.2M
Cap Rate 9%
$931,200
$931.2K
Market Conditions
NOI Build-Up for 6,822 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
$143.3K $21.00/SF
− Vacancy
−$31.5K −$4.62/SF
EGI
$111.7K $16.38/SF
− OpEx
−$27.9K −$4.10/SF
NOI
$83.8K $12.29/SF
Area
Polk County, FL
Vacancy
22.00%
Lease Rate
$21.00 /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%
$1,676,160
Cap Rate 7%
$1,197,257
Cap Rate 9%
$931,200
Alternative Uses
Best Use
Office B
$1.20M
$1.05M – $1.40M
NOI $83,808 @ 7.0% cap · market cap 2.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.64M
$1.43M – $1.91M
NOI $114,757 @ 7.0% cap · market cap 4.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
589
Businesses Nearby
Explore this area
Business Placement
Demographics for 33823, FL
33,733
Population
15,383
Households
2.2
Avg Household Size
42
Median Age
17%
College-Educated
86%
High-School Grad
34.9 sq mi
ZIP Area
967
Density / Sq Mi
$64,248
Median Household Income
$39,187
Median Earnings
$1,068
Median Rent
$234,300
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 - Flexible professional workspace includes private offices, conference rooms, reception areas, break rooms, and collaborative work areas.
Where is this office building located?
The property is located at 513 ARIANA Avenue Auburndale, FL.
What is the asking price?
The asking price for this property is $2,850,000.
What are key features of this property?
This property features: 6,822 SF two‑story office building on approximately 1.84 acres; Two parcels provide additional land for storage, staging, parking, expansion, or development; Multiple private offices, conference rooms, reception areas, break rooms, and meeting spaces
