Two-Story Office
New
For Sale
$2,850,000
513 ARIANA, Auburndale, FL 33823
Flexible office layout includes private offices, conference rooms, reception areas, break rooms, and ADA-compliant restrooms.
Property Size6,822 SF
Lot Size1.84 Acres
Price / SF$417.77
Days on Market4
Property Features for 513 ARIANA
General Information
Standard status
Active
Size
6,822 SF
Lot size
1.84 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$7,887
Building Details
Building Size
6,822 SF
Year Built
2005
Buildings
1
Stories
2
Listing Agency:
CENTURY 21 Myers Realty
(863) 557-3300
Listed By:
Michael Brenner · License #3069077
(863) 557-3300
Source:
Elliman
Added: Aug 14
Changed: Aug 15
Last Checked: Aug 17 at 5:57AM
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 CENTURY 21 Myers Realty
Investment Insights
Based on property information with market context.
This two-story office property contains 6,822 square feet across approximately 1.84 acres and two parcels. The building includes private offices, conference rooms, meeting areas, reception spaces, break rooms, collaborative work areas, and ADA-compliant restrooms. Updated common areas and modern interior finishes support immediate occupancy, while the layout accommodates a range of professional office operations.
Positioned on a visible corner in Auburndale, the property includes ample paved parking and access to major transportation corridors. The second parcel adds space for expansion, storage, equipment staging, fleet parking, or future development. Built in 2005, the property offers a substantial office footprint with a multi-room configuration and supporting land area.
Positioned on a visible corner in Auburndale, the property includes ample paved parking and access to major transportation corridors. The second parcel adds space for expansion, storage, equipment staging, fleet parking, or future development. Built in 2005, the property offers a substantial office footprint with a multi-room configuration and supporting land area.
Key Highlights
- 6,822 SF two‑story office building on approximately 1.84 acres
- Two parcels, including additional land for expansion, storage, staging, fleet parking, or future development
- Private offices, conference rooms, meeting areas, reception spaces, and collaborative workspaces
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
Current Use
Location Intelligence
Trade Area within ½ mile
619
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 office layout includes private offices, conference rooms, reception areas, break rooms, and ADA-compliant restrooms.
Where is this office building located?
The property is located at 513 ARIANA 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, including additional land for expansion, storage, staging, fleet parking, or future development; Private offices, conference rooms, meeting areas, reception spaces, and collaborative workspaces
