Renovated Duplex with Vacant
For Sale
$325,000
8304 N 13TH Street, Tampa, FL 33604
Residential Income, TAMPA, FL
Property Size1,484 SF
Lot Size0.11 Acres
Price / SF$219
Days on Market188
Property Features for 8304 N 13TH Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RS-50
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2
Interior features
Eat-in Kitchen, Thermostat
Exterior features
Sidewalk
Subdivision
SULPHUR SPGS ADD
Directions
From Nebraska Avenue, head East on E Juneau St. Continue on Juneau St to 13th Street N. Head North on 13th St. Property will be on your left.
Standard status
Active
APN
A-30-28-19-45M-000024-00017.0
Size
1,484 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
SULPHUR SPRINGS ADDITION LOT 17 BLOCK 24 AND E 5 FT OF CLOSED ALLEY ABUTTING ON W
Tax Annual Amount
3190
Legal Description
SULPHUR SPRINGS ADDITION LOT 17 BLOCK 24 AND E 5 FT OF CLOSED ALLEY ABUTTING ON W
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1927
Number of units
2
Building materials
Frame
Roof type
Shingle
Listing Agency:
KELLER WILLIAMS TAMPA PROP. · Keller Williams Realty
(813) 264-7754
Listed By:
Mike Hydorn · License #3305911
(813) 335-5241
Added: Feb 24
Changed: Aug 20
Last Checked: Aug 31 at 1:06AM
MLS# TB8479811
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 1,484-square-foot duplex contains two comparable residences, each arranged with a living room, two bedrooms, one full bathroom with a tub, and a kitchen with room for dining. Unit A has stone countertops, stainless steel appliances, updated fixtures, vinyl flooring, and a full-size stackable washer and dryer. Unit B is vacant following the end of its lease in August 2026.
Recent property work includes pier-and-beam foundation reinforcement completed in 2026, a 2024 HVAC replacement serving Unit B, and a 2023 roof. The frame building was constructed in 1927 and has central heating and cooling, a shingle roof, public water, public sewer, and sidewalk frontage. The property is near USF, Busch Gardens, The Heights restaurant and entertainment area, and major highways. It is zoned RS-50 on a 0.11-acre lot.
Recent property work includes pier-and-beam foundation reinforcement completed in 2026, a 2024 HVAC replacement serving Unit B, and a 2023 roof. The frame building was constructed in 1927 and has central heating and cooling, a shingle roof, public water, public sewer, and sidewalk frontage. The property is near USF, Busch Gardens, The Heights restaurant and entertainment area, and major highways. It is zoned RS-50 on a 0.11-acre lot.
Key Highlights
- Two‑unit duplex with 1,484 square feet of total property size
- Unit A renovated with stone counters, stainless appliances, upgraded fixtures, vinyl flooring, and stackable washer/dryer
- Unit B lease ended in August 2026 and is vacant
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
$17,322
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
5.33%
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%
$346,440
$346.4K
Cap Rate 7%
$247,457
$247.5K
Cap Rate 9%
$192,467
$192.5K
Market Conditions
NOI Build-Up for 1,484 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
$26.5K $17.88/SF
− Vacancy
−$1.8K −$1.21/SF
EGI
$24.7K $16.67/SF
− OpEx
−$7.4K −$5.00/SF
NOI
$17.3K $11.67/SF
Area
Tampa, FL
Vacancy
6.74%
Lease Rate
$17.88 /SF/Yr
Expense Ratio
30.00%
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%
$346,440
Cap Rate 7%
$247,457
Cap Rate 9%
$192,467
Alternative Uses
Best Use
Multifamily LT 5
$247.5K
$216.5K – $288.7K
NOI $17,322 @ 7.0% cap · market cap 5.33%
Second Best
Apartment 5plus
$230.1K
$201.3K – $268.4K
NOI $16,105 @ 7.0% cap · market cap 4.96%
Theoretical Best
Office A
$345.7K
$302.5K – $403.4K
NOI $24,201 @ 7.0% cap · market cap 7.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
766
Businesses Nearby
Explore this area
Business Placement
Demographics for 33604, FL
39,071
Population
17,053
Households
2.3
Avg Household Size
38
Median Age
26%
College-Educated
88%
High-School Grad
7.5 sq mi
ZIP Area
5,209
Density / Sq Mi
$55,988
Median Household Income
$39,537
Median Earnings
$1,326
Median Rent
$264,900
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two matching residences offer two bedrooms, one full bathroom, an eat-in kitchen, and central HVAC in each unit.
Where is this duplex located?
The property is located at 8304 N 13TH Street Tampa, FL.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,484 square feet of total property size; Unit A renovated with stone counters, stainless appliances, upgraded fixtures, vinyl flooring, and stackable washer/dryer; Unit B lease ended in August 2026 and is vacant
