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    Historic Tampa Cigar Factory Building Title is generated by Realmo AI

    1403 N Howard Ave Greater, Northdale, FL 33626

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    Preserved historic building, ideal for corporate headquarters or operations.

    Type:Retail
    Added:
    Nov 1, 2024
    Days on Market:
    564
    Last Refresh:
    Mar 17 at 1:22 pm

    Property Features for 1403 N Howard Ave Greater

    General Information

    Standard status
    Active
    Property subtype
    Retail

    Building Details

    Year Built
    1904

    Spaces For Lease

    at 1403 N Howard Ave Greater Contact us

    We can help!

    Listing Contact
    Bill Besselieu

    Listing agent Bill Besselieu License #FL

    Listing office Andretta Properties

    Listing date Nov 1, 2024

    Source Crexi

    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 Andretta Properties

    HighLights

    • Completely updated historic cigar factory (Berriman‑Morgan Cigar Factory) with modern amenities.
    • Prime central location in Tampa, FL with excellent access to Interstate‑275 and major business districts.
    • High visibility with over 260,000 cars/day.
    • Ample parking with 154 on‑site and street parking spots.
    • Extensive upgrades including new hardwood floors, windows, electrical, plumbing, HVAC, roof, and more.
    • Suitable for corporate headquarters, educational, or institutional facility.

    Overview

    The Historic Jammal Engineering Cigar Building, formerly the Berriman-Morgan Cigar Factory, is centrally located in Tampa, FL, on Interstate-275. It sits between Tampa’s Central Downtown Business District and the Westshore Business District, one exit from the new Mid Town development. The location provides convenient access for employees and clients, with proximity to most of Tampa Bay. Adjacent to the Howard/Armenia on/off ramps, the property offers easy access to Interstate-275. Visibility is excellent, with over 260,000 cars per day between Interstate 275 and Howard Avenue. The site plan includes 154 parking spots, both on-site and street parking. The building has been updated into a premier office, educational, or institutional facility. Upgrades include elevators, sprinklers, new hardwood floors, 150 new replicated windows, new doors, new electrical, new plumbing, a new elevator, handicap lifts, new stairways, new entrances, a new roof, new perimeter walls/fencing, paved parking lots, a new water tower for signage, landscaping, moldings, storm shutters, new gutters, reinforcement, repointing for brick, new HVAC, and landscape/building lighting. This former cigar building is one of approximately twenty-four surviving cigar factories out of the 226 that once existed in Tampa. The building is suitable for a company looking for a corporate headquarters or any organization seeking a facility for operations.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Saint Leo University ... University Paralegal Certificate Program Law Firm Historic Berriman-Morgan Former ... Tour Operator

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Northdale
    County
    Hillsborough
    State
    Florida
    Longitude
    -82.4824731
    Latitude
    27.9551904

    FAQs

    What type of property is this?
    Office building - Preserved historic building, ideal for corporate headquarters or operations.
    Where is this office building located?
    The property is located at 1403 N Howard Ave Greater Northdale, FL.
    What are key features of this property?
    This property features: Completely updated historic cigar factory (Berriman‑Morgan Cigar Factory) with modern amenities.; Prime central location in Tampa, FL with excellent access to Interstate‑275 and major business districts.; High visibility with over 260,000 cars/day.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Bill Besselieu
    Real Estate License ID: FL
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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