Air-Conditioned Flex
For Sale
$1,700,000
5654 SARAH Avenue, Sarasota, FL 34233
Commercial Sale, SARASOTA, FL
Property Size7,680 SF
Lot Size0.54 Acres
Price / SF$221.35
Days on Market93
Property Features for 5654 SARAH Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
I
Window features
Blinds
Lot features
Central Business District, Industrial Park, Paved
Directions
Take Clark Rd to Sarah Ave turn North the building will be on your left.
Subdivision
34233 - Sarasota
Standard status
Active
APN
0092120017
Size
7,680 SF
Lot size
0.54 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BEG AT SW COR OF SEC 11 TH S-89- 48-15-E ALG C/L OF CLARK RD 333.05 FT TH N-12-08-15-W ALG C/L OF PAVEMENT OF MCINTOSH RD 831.93 FT TH S-89-48-15-E & PARALLEL TO SAID CLARK RD 563.11 FT TH CONT
Tax Annual Amount
12366
Legal Description
BEG AT SW COR OF SEC 11 TH S-89- 48-15-E ALG C/L OF CLARK RD 333.05 FT TH N-12-08-15-W ALG C/L OF PAVEMENT OF MCINTOSH RD 831.93 FT TH S-89-48-15-E & PARALLEL TO SAID CLARK RD 563.11 FT TH CONT
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Central
Cooling system
Central Air, Zoned
Water source
Well
Amenities
conference room
Building Details
Year built
1982
Floors in Building
1
Number of units
3
Flooring type
Concrete, Carpet
Building materials
Metal Siding
Roof type
Metal
Listing Agency:
RE/MAX ALLIANCE GROUP · RE/MAX International
(941) 954-5454
Listed By:
Erick Shumway · License #3252868
(941) 544-3718
Added: Jun 4
Changed: Sep 2
Last Checked: Sep 4 at 6:06AM
MLS# A4696027
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 7,680-square-foot flex property, built in 1982, combines air-conditioned workspace with multiple offices and a conference room. The building has concrete and carpet flooring, metal siding, and a metal roof, along with three overhead doors and an additional small overhead door on the south side. One former overhead door has been enclosed. The property is served by well water and a rear septic system.
Two tenants currently occupy the building under month-to-month leases, with approximately 2,000 square feet leased to one tenant and 5,600 square feet to the other. Parking is positioned along the north side of the building. The 0.54-acre site is located north of Clark Road on Sarah Avenue in Sarasota and carries I zoning.
Two tenants currently occupy the building under month-to-month leases, with approximately 2,000 square feet leased to one tenant and 5,600 square feet to the other. Parking is positioned along the north side of the building. The 0.54-acre site is located north of Clark Road on Sarah Avenue in Sarasota and carries I zoning.
Key Highlights
- 7,680 SF flex building on a 0.54‑acre site
- I zoning with two existing month‑to‑month tenants
- Tenant areas measure approximately 2,000 SF and 5,600 SF
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
$125,411
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
7.38%
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%
$2,508,220
$2.5M
Cap Rate 7%
$1,791,586
$1.8M
Cap Rate 9%
$1,393,456
$1.4M
Market Conditions
NOI Build-Up for 7,680 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
$176.9K $23.04/SF
− Vacancy
−$9.7K −$1.27/SF
EGI
$167.2K $21.77/SF
− OpEx
−$41.8K −$5.44/SF
NOI
$125.4K $16.33/SF
Area
Manatee County, FL
Vacancy
5.50%
Lease Rate
$23.04 /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%
$2,508,220
Cap Rate 7%
$1,791,586
Cap Rate 9%
$1,393,456
Alternative Uses
Best Use
Office B
$1.79M
$1.57M – $2.09M
NOI $125,411 @ 7.0% cap · market cap 7.38%
Second Best
Warehouse
$1.12M
$980.7K – $1.31M
NOI $78,455 @ 7.0% cap · market cap 4.61%
Theoretical Best
Office A
$2.26M
$1.98M – $2.63M
NOI $158,091 @ 7.0% cap · market cap 9.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,434
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 34233, FL
18,723
Population
9,427
Households
2
Avg Household Size
52
Median Age
41%
College-Educated
95%
High-School Grad
6.1 sq mi
ZIP Area
3,069
Density / Sq Mi
$77,041
Median Household Income
$44,222
Median Earnings
$1,787
Median Rent
$364,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Alday's BBQ — 3877 Clark Rd, Sarasota, FL 34233
- Paisani Food Truck — 4478 McAshton St, Sarasota, FL 34233
Frequently Asked Questions
What type of property is this?
Flex space - Versatile I-zoned building with office areas, conference space, overhead doors, and existing month-to-month tenancy.
Where is this flex space located?
The property is located at 5654 SARAH Avenue Sarasota, FL.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: 7,680 SF flex building on a 0.54‑acre site; I zoning with two existing month‑to‑month tenants; Tenant areas measure approximately 2,000 SF and 5,600 SF
