Office Building With Three
For Sale
$975,000
501 S INDIANA Avenue, Englewood, FL 34223
Commercial Sale, ENGLEWOOD, FL
Property Size4,851 SF
Lot Size0.67 Acres
Price / SF$200.99
Days on Market148
Property Features for 501 S INDIANA Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
OPI
Window features
Blinds
Accessibility
Accessible Approach with Ramp
Subdivision
BAY VIEW MANOR
Lot features
Corner Lot, Oversized Lot, Paved
Directions
St. Rd. 776 to S. Indiana Ave, property is on right at S. Indiana Ave and Selma Ave
Standard status
Active
APN
0854040001
Size
4,851 SF
Lot size
0.67 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOTS 1 THRU 7 & W 1/2 OF VAC ALLEY ADJ TO E & N 1/2 OF VAC ALLEY ADJ TO S & LESS W 20 FT THEREOF FOR R/W ALSO LESS R/W FOR SR 776 DESC IN OR 2582/2495 BLK 1 & ALSO LOTS 1 THRU 5 & E 1/2 OF
Tax Annual Amount
10816
Legal Description
LOTS 1 THRU 7 & W 1/2 OF VAC ALLEY ADJ TO E & N 1/2 OF VAC ALLEY ADJ TO S & LESS W 20 FT THEREOF FOR R/W ALSO LESS R/W FOR SR 776 DESC IN OR 2582/2495 BLK 1 & ALSO LOTS 1 THRU 5 & E 1/2 OF
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Building Details
Year built
1986
Floors in Building
1
Flooring type
Tile, Carpet, Vinyl, Laminate
Building materials
Concrete, Vinyl Siding
Roof type
Shingle
Listing Agency:
COMPASS FLORIDA
(941) 205-8478
Listed By:
Brian Helgemo · License #274501399
(941) 205-8478
Added: Apr 3
Changed: Aug 23
Last Checked: Aug 28 at 7:06PM
MLS# C7524449
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 4,851-square-foot office property contains three separate suites within a 1986 building. Suite A measures approximately 1,700 square feet and includes reception, four private offices, a conference room, equipment room, break area, and two restrooms; it is occupied by a long-term tenant. Suite B provides approximately 600 square feet with front and rear office areas, a mailroom, and kitchen. The approximately 1,900-square-foot Suite C features reception, administrative, conference, storage, copier, open workspace, three cubicles, two private offices, and two restrooms. Suites B and C have previously been combined for occupancy.
The property sits on a 0.67-acre parcel with 31 parking spaces, including two ADA-compliant spaces. OPI zoning supports office, professional, and institutional uses. Public water and sewer serve the site, with central air, tile, laminate, carpet, and vinyl flooring, concrete and vinyl siding, and a shingle roof. An accessible approach with ramp is also provided.
The property sits on a 0.67-acre parcel with 31 parking spaces, including two ADA-compliant spaces. OPI zoning supports office, professional, and institutional uses. Public water and sewer serve the site, with central air, tile, laminate, carpet, and vinyl flooring, concrete and vinyl siding, and a shingle roof. An accessible approach with ramp is also provided.
Key Highlights
- 4,851‑square‑foot office building completed in 1986
- Three office suites measuring approximately 1,700 SF, 600 SF, and 1,900 SF
- 0.67‑acre parcel with 31 parking spaces, including two ADA‑compliant spots
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
$60,040
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
6.16%
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%
$1,200,800
$1.2M
Cap Rate 7%
$857,714
$857.7K
Cap Rate 9%
$667,111
$667.1K
Market Conditions
NOI Build-Up for 4,851 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
$104.8K $21.60/SF
− Vacancy
−$24.7K −$5.10/SF
EGI
$80.1K $16.50/SF
− OpEx
−$20.0K −$4.13/SF
NOI
$60.0K $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%
$1,200,800
Cap Rate 7%
$857,714
Cap Rate 9%
$667,111
Alternative Uses
Best Use
Office B
$857.7K
$750.5K – $1.00M
NOI $60,040 @ 7.0% cap · market cap 6.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.59M
$1.39M – $1.85M
NOI $111,185 @ 7.0% cap · market cap 11.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
433
Businesses Nearby
Explore this area
Business Placement
Demographics for 34223, FL
19,118
Population
14,484
Households
1.3
Avg Household Size
66
Median Age
39%
College-Educated
96%
High-School Grad
41.9 sq mi
ZIP Area
456
Density / Sq Mi
$70,155
Median Household Income
$39,486
Median Earnings
$1,288
Median Rent
$358,000
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 - Professional office property with flexible suites, OPI zoning, accessible entry, and dedicated on-site parking.
Where is this office building located?
The property is located at 501 S INDIANA Avenue Englewood, FL.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: 4,851‑square‑foot office building completed in 1986; Three office suites measuring approximately 1,700 SF, 600 SF, and 1,900 SF; 0.67‑acre parcel with 31 parking spaces, including two ADA‑compliant spots
