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    Joe C. Hembree, Ccim, Sarasota, FL

    License ID: 3213168
    Hembree And Assoc Inc
    Years of Experience
    16
    Association
    Realtor Association Of Sarasota & Manatee

    Service Locations

    Contact details

    Phone:
    (941) 685-5869
    Office Address:
    2398 Fruitville Rd, Sarasota, FL, 34237

    Performance

    Listings
    57
    Total transactions
    6
    Total transactions amount
    $6M
    Price range
    $667k - 1.5M
    Average price
    $1M

    Listings

    For Sale (17)

    View map
    • $8,900,000
      37,432 SF

      Downtown Venice Office Complex

      Prime Mixed-Use Investment Opportunity
      200 Venice Ave, Venice, FL 34285
      View Details
    • $1,000,000

      Office Property on Fruitville Road

      Office property for sale in Sarasota, Florida.
      1348-1358 Fruitville Rd, Sarasota, FL 34236
      View Details
    • $1,225,000
      4,176 SF

      Daycare Investment Property For Sale

      Fully occupied daycare property with long-term lease and stable income.
      5745 Rosin Way, Sarasota, FL 34233
      View Details
    • $2,195,000

      Prime Commercial Land Opportunity

      2.29 acres of commercial land near I-75.
      2937 Executive Dr, Venice, FL 34292
      View Details
    • $1,600,000

      Freestanding Retail Building For Sale

      8,016 SF retail building with high visibility and traffic.
      6807 W 14Th St, Bradenton, FL 34208
      View Details
    • $1,200,000

      Sarasota Commercial Land with Flex

      2.2-acre commercial property with flex building and Legacy Trail frontage.
      4242 Gypsy St, Sarasota, FL 34233
      View Details
    • $5,750,000

      Palmetto Land Near Port Manatee

      14 +/- acres near Port Manatee and I-275.
      10015 Us Highway 41 N, Palmetto, FL 34221
      View Details
    • $1,250,000

      Land For Sale

      Land available for sale in North Port, Florida.
      2871 W Price Blvd, North Port, FL 34288
      View Details
    • $1,250,000

      Land For Sale

      Land available for sale in North Port, Florida.
      2850 W Price Blvd, North Port, FL 34288
      View Details
    • $277,832

      Sarasota County Land Parcel I-75

      2.29 acre parcel off I-75 in south Sarasota County.
      2959 Executive Dr, Venice, FL 34292
      View Details
    • $3,000,000

      Prime Downtown Sarasota Location

      2,000 SF building ideal for office or retail.
      211 N Tamiami Trl, Sarasota, FL 34236
      View Details
    • Contact for pricing

      Well-Appointed Office in Cocoanut District

      1,791 SF office space in a Spanish-style building.
      1226 N Tamiami Trl, Sarasota, FL 34236
      View Details
    • $1,750,000

      North Port Commercial Land

      4.15-acre commercial lot in North Port, Florida.
      2850 W Price Blvd, North Port, FL 34286
      View Details
    • $1,250,000

      North Port Commercial Land Available

      4.015-acre commercial lot in North Port, Florida.
      2871 W Price Blvd, North Port, FL 34288
      View Details
    • $8,900,000

      Downtown Venice Mixed-Use Landmark

      Two buildings in downtown Venice: office and light industrial.
      200 E Venice Ave, Venice, FL 34285
      View Details
    • $11,925,000

      25 Acres Interchange Opportunity

      25 acres with frontage on US-41 and I-275.
      7611 Us Highway 41 N, Palmetto, FL 34221
      View Details
    • $4,250,000

      Sarasota Industrial Property on 8.27 Acres

      Industrial property with warehouse, office/showroom, and heavy commercial zoning.
      6429 15Th St E, Sarasota, FL 34243
      View Details

    For Lease (40)

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    • $28 SF/Yr
      19,540 SF

      Fruitville Road Office Space for Lease

      Modern Sarasota Office, Prime Location
      1348 Fruitville Rd #301 Sarasota, Sarasota, FL 34236
      View Details
    • $45 SF/Yr
      102,530 SF

      Siesta Key Retail Space - 102,530 SF

      Prime Siesta Key retail, large footprint, high visibility.
      6595 Midnight Pass Rd, Sarasota, FL 34242
      View Details
    • $17 SF/Yr
      1,653 SF

      Prime North Port Flex Space

      I-75 Access, 1653 SF Flex Unit
      1077 Innovation Ave, North Port, FL 34289
      View Details
    • $12 SF/Yr
      59,406 SF

      Englewood Square Shopping Center

      Lifestyle centers • 59,406 SF
      401-499 Indiana Ave, Englewood, FL 34223
      View Details
    • $37 SF/Yr
      13,200 SF

      Modern Medical Building Near Hospital

      13,200 SF medical building with surgery center and office.
      2089 Hawthorne St, Sarasota, FL 34239
      View Details
    • $20 SF/Yr
      2,000 SF

      Versatile Flex Unit For Rent

      2,000 SF flex unit with road frontage and signage.
      4401 Ashton Rd, Sarasota, FL 34233
      View Details
    • $20 SF/Yr
      1,199 SF

      Office Space on Bee Ridge

      Office space for lease on a busy Sarasota highway.
      3665 Bee Ridge Road Ext, Sarasota, FL 34241
      View Details
    • $18 SF/Yr
      1,225 SF

      North Port Flex/Industrial Space

      Flex/Industrial space available for lease in North Port, Florida.
      1075 Innovation Ave, North Port, FL 34289
      View Details
    • $13 SF/Yr
      2,000 SF

      Englewood Retail Space Available

      Retail spaces available in well-maintained Englewood shopping center.
      445 S Indiana Ave, Englewood, FL 34223
      View Details
    • $19 SF/Yr
      2,250 SF

      Flex Space For Rent

      Flex space available with office and warehouse components.
      4549-4553 Mariotti Ct, Sarasota, FL 34233
      View Details
    • $14 SF/Yr

      Port Charlotte Automotive Retail Space

      Automotive retail space available for lease in Port Charlotte.
      1182 Tamiami Trl, Port Charlotte, FL 33953
      View Details
    • $20 SF/Yr

      Prime Office Space Available

      1,199 SF office space for rent on Bee Ridge Road.
      3665 Bee Ridge Road Ext, Sarasota, FL 34233
      View Details
    • $21 SF/Yr

      Flex Space with Warehouse

      1,650 SF flex space with office and warehouse.
      4563 Mariotti Ct, Sarasota, FL 34233
      View Details
    • $41 SF/Yr

      High-Visibility Retail Space Available

      Retail space with high traffic and ample parking.
      7207 S Tamiami Trl, Sarasota, FL 34231
      View Details
    • $37 SF/Yr

      Modern Medical Building Near Hospital

      13,200 SF medical building with surgery center and office.
      2089 Hawthorne St, Sarasota, FL 34239
      View Details
    • $20 SF/Yr

      Downtown Sarasota Retail or Office

      Highly visible 900 SF space in downtown Sarasota.
      621 N Washington Blvd, Sarasota, FL 34236
      View Details
    • $20 SF/Yr

      Retail Space on Bee Ridge

      Corner retail space with high visibility and natural light.
      4100 Bee Ridge Rd, Sarasota, FL 34233
      View Details
    • $15 SF/Yr

      Sarasota Flex Space For Lease

      Flex property with warehouse and office space, close to 301.
      6620-6622 26Th Ct East, Sarasota, FL 34243
      View Details
    • $50 SF/Yr

      Prime Downtown Location Retail/Office

      High-visibility retail/office space in downtown Sarasota with ample parking.
      211 N Tamiami Trl, Sarasota, FL 34236
      View Details
    • $13 SF/Yr

      Adaptable Flex Space For Rent

      Versatile flex space with high-ceiling warehouse, ideal for business operations.
      6618 26Th Ct E, Sarasota, FL 34243
      View Details
    • $20 SF/Yr

      Versatile Flex Space Near I-75

      Flex space with office and warehouse, near major highways.
      1090 Innovation Ave, North Port, FL 34289
      View Details
    • $17 SF/Yr

      Flex Space Near I-75

      Flex space in North Port Park of Commerce, close to I-75.
      1075-1077 Innovation Ave, North Port, FL 34289
      View Details
    • $12 SF/Yr

      Englewood Retail Space For Lease

      Well-maintained shopping center space suitable for retail or other businesses.
      425 S Indiana Ave, Englewood, FL 34223
      View Details
    • $45 SF/Yr

      Siesta Key Retail Opportunity

      Rare large retail space near Siesta Key beaches.
      6595 Midnight Pass Rd, Sarasota, FL 34242
      View Details
    • $45 SF/Yr

      Prime Retail Space Available

      Retail space in a desirable, high-traffic Sarasota location.
      217 Avenida Madera, Sarasota, FL 34242
      View Details
    • $31 SF/Yr

      Retail Space in Rosemary District

      Ground floor retail space in downtown Sarasota's Rosemary District.
      421 Central Ave, Sarasota, FL 34236
      View Details
    • Contact for pricing

      Prime Land Lease Opportunity

      Land lease or build-to-suit opportunity in high-traffic location.
      120 Manatee Ave E, Bradenton, FL 34205
      View Details
    • $20 SF/Yr

      Adaptable Flex Unit For Rent

      2,000 SF flex space with road frontage and signage.
      4401 Ashton Rd, Sarasota, FL 34233
      View Details
    • $27 SF/Yr

      Retail Space Near Siesta Key

      Retail space available in a shopping center near Siesta Key.
      1872-1890 Stickney Point Rd, Sarasota, FL 34231
      View Details
    • $17 SF/Yr

      High-Visibility Retail Space Available

      Prime downtown Sarasota retail space with high traffic exposure.
      601 North Washington Blvd, Sarasota, FL 34236
      View Details
    • $21 SF/Yr

      Flex Space with Warehouse

      2,250 SF flex space with warehouse and outside storage.
      4563 Mariotti Ct, Sarasota, FL 34233
      View Details
    • $21 SF/Yr

      Retail Showroom on Bee Ridge

      1,000 SF retail space with showroom and natural light.
      4086 Bee Ridge Road Ext, Sarasota, FL 34233
      View Details
    • $20 SF/Yr

      Former Tesla Service Center

      10,500 SF space in desired Sarasota area.
      5231 Mcintosh Rd, Sarasota, FL 34233
      View Details
    • $21 SF/Yr

      Retail Space on US-41

      Highly visible 1,869 SF retail space on US-41.
      7500 S Tamiami Trl, Sarasota, FL 34231
      View Details
    • $17 SF/Yr

      Modern Commercial Space For Rent

      Versatile commercial space with strategic location and ample parking.
      1050 Innovation Ave, North Port, FL 34289
      View Details
    • $22 SF/Yr

      Flex Space Near I-75

      New flex space with convenient interstate access, available December 2026.
      1001 Innovation Ave, North Port, FL 34289
      View Details
    • $27 SF/Yr

      Updated Retail Space on Island

      1,400 SF retail property in high-demand island destination.
      5368 Gulf Dr, Holmes Beach, FL 34217
      View Details
    • $17 SF/Yr

      Retail/Office Center Near I-75

      Well-maintained retail/office center with high visibility and ample parking.
      5736 Clark Rd, Sarasota, FL 34233
      View Details
    • $25 SF/Yr

      Anna Maria Island Retail Space

      Retail space available for lease on Anna Maria Island.
      5348 Gulf Dr, Holmes Beach, FL 34217
      View Details
    • $15 SF/Yr

      Medical Office Space For Rent

      Well-maintained office complex near I-75, suitable for medical or professional use.
      5989 Approach Rd, Sarasota, FL 34238
      View Details

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    Joe C. Hembree, Ccim, Sarasota, FL
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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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