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    Joe C Hembree, Sarasota, FL

    License ID: 0173999
    Hembree And Assoc Inc
    Years of Experience
    16
    Association
    Realtor Association Of Sarasota & Manatee

    Contact details

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

    Performance

    Listings
    20
    Total transactions
    6
    Total transactions amount
    $6M
    Price range
    $667k - 1.5M
    Average price
    $1M

    Listings

    For Sale (11)

    View map
    • $1,000,000

      Office Property on Fruitville Road

      Office property for sale in Sarasota, Florida.
      1348-1358 Fruitville Rd, Sarasota, FL 34236
      View Details
    • $5,000,000
      20,450 SF

      Lakewood Ranch Commercial Building

      Single-tenant office building in Lakewood Ranch, renovated in 2008.
      6015 Resource Ln, Lakewood Ranch, FL 34202
      View Details
    • $2,700,000

      Sarasota Office Building For Sale

      16,278 RSF office building with income and oversized parking.
      5104 N Lockwood Ridge Rd, Sarasota, FL 34234
      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
    • $11,925,000

      25 Acres Interchange Opportunity

      25 acres with flexible zoning and high traffic exposure.
      7611 Us 41 N, Palmetto, FL
      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

    For Lease (9)

    View map
    • $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
      1,800 SF

      Bradenton Flex/Industrial Space Available

      Flex/Industrial space available for lease in Bradenton, Florida.
      5103 Lena Rd, Bradenton, FL 34211
      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
    • $20 SF/Yr
      1,550 SF

      Retail Space on Bee Ridge

      Retail space with showroom and natural light for lease.
      4084-4116 Bee Ridge Rd, Sarasota, FL 34233
      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
    • $22 SF/Yr
      2,612 SF

      Office Space Near I-75

      First floor office space with signage and ample parking.
      5101 Fruitville Rd, Sarasota, FL 34232
      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

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    Joe C Hembree, 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.

    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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    Joe C Hembree, Sarasota, FL
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