Office Building with Onsite
For Sale
$1,640,000
8379 Gasparilla Rd, Port Charlotte, FL 33981
CG-zoned office property with prominent roadside signage and a fenced outdoor storage area.
Property Size7,665 SF
Lot Size1.25 Acres
Price / SF$271.16
Days on Market286
Property Features for 8379 Gasparilla Rd
General Information
Standard status
Active
Size
7,665 SF
Net Rentable
6,048 SF
Total Parking Spaces
29
Elevators
Yes
Lot size
1.25 Acres
Zoning
CG
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$14,435
Amenities
large signage
fenced-in outside storage area
conference room
work/storage rooms
kitchenette/lounge
Building Details
Year Built
2006
Buildings
1
Building Size
7,665 SF
Listing Agency:
coldwell banker realty
(941) 639-0090
Listed By:
Kayla Weiss-Bohnstedt · License #3370154
(941) 639-0090
Source:
Exprealty
Added: Nov 18, 2025
Changed: Aug 30
Last Checked: Aug 30 at 2:00PM
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 coldwell banker realty
Investment Insights
Based on property information with market context.
Built in 2006, this office property includes a 7,665-square-foot building with 6,048 RSF. The interior is arranged with 17 offices, a conference room, two work or storage rooms, a kitchenette and lounge, four restrooms, two staircases, and an elevator. The site provides 29 designated parking spaces and includes 1.25 acres of land.
Located on Gasparilla Rd, the property features substantial roadside signage and an AADT of 7,100. A fenced area behind the building is used for outdoor storage and is currently rented on a month-to-month basis. CG, or Commercial General, zoning supports a range of potential uses.
Located on Gasparilla Rd, the property features substantial roadside signage and an AADT of 7,100. A fenced area behind the building is used for outdoor storage and is currently rented on a month-to-month basis. CG, or Commercial General, zoning supports a range of potential uses.
Key Highlights
- 7,665‑square‑foot building with 6,048 RSF
- 17 offices, conference room, kitchenette/lounge, four restrooms, two staircases, and an elevator
- 29 designated onsite parking 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
$74,855
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
4.56%
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%
$1,497,100
$1.5M
Cap Rate 7%
$1,069,357
$1.1M
Cap Rate 9%
$831,722
$831.7K
Market Conditions
NOI Build-Up for 6,048 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
$130.6K $21.60/SF
− Vacancy
−$30.8K −$5.10/SF
EGI
$99.8K $16.50/SF
− OpEx
−$25.0K −$4.13/SF
NOI
$74.9K $12.38/SF
Area
Charlotte County, FL
Vacancy
23.60%
Lease Rate
$21.60 /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%
$1,497,100
Cap Rate 7%
$1,069,357
Cap Rate 9%
$831,722
Alternative Uses
Best Use
Office B
$1.07M
$935.7K – $1.25M
NOI $74,855 @ 7.0% cap · market cap 4.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.98M
$1.73M – $2.31M
NOI $138,620 @ 7.0% cap · market cap 8.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
113
Businesses Nearby
Explore this area
Business Placement
Demographics for 33981, FL
13,574
Population
7,808
Households
1.7
Avg Household Size
59
Median Age
27%
College-Educated
93%
High-School Grad
45.4 sq mi
ZIP Area
299
Density / Sq Mi
$71,266
Median Household Income
$36,931
Median Earnings
$1,198
Median Rent
$355,600
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 - CG-zoned office property with prominent roadside signage and a fenced outdoor storage area.
Where is this office building located?
The property is located at 8379 Gasparilla Rd Port Charlotte, FL.
What is the asking price?
The asking price for this property is $1,640,000.
What are key features of this property?
This property features: 7,665‑square‑foot building with 6,048 RSF; 17 offices, conference room, kitchenette/lounge, four restrooms, two staircases, and an elevator; 29 designated onsite parking spaces
