Mixed-Use Property with New
For Sale
$600,000
109 TAMIAMI S TRAIL, Nokomis, FL 34275
CG-zoned property offers road and water access along a commercial corridor surrounded by residential and commercial uses.
Property Size1,799 SF
Price / SF$333.52
Days on Market527
Property Features for 109 TAMIAMI S TRAIL
General Information
Standard status
Active
Size
1,799 SF
Property subtype
Commercial/Industrial
Zoning
CG
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$1,511
Amenities
water access
Building Details
Year Built
1955
Buildings
1
Listing Agency:
RE/MAX PALM REALTY OF VENICE
(941) 525-6818
Listed By:
Regina Melman · License #3455400
(941) 525-6818
Source:
Exitrealty
Added: Mar 22, 2025
Changed: Aug 29
Last Checked: Aug 29 at 8:23PM
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 RE/MAX PALM REALTY OF VENICE
Investment Insights
Based on property information with market context.
This mixed-use property combines commercial and residential utility within an established building constructed in 1955. The property has a new roof installed in 2024, customer parking, and CG (Commercial General) zoning. The zoning supports a range of commercial applications identified in the source, including retail, office, restaurant, marina, and mixed-use operations.
Positioned on South Tamiami Trail in Nokomis, the property benefits from direct road access and access via waterway. The surrounding area includes both residential and commercial properties, creating a blended setting for business and community-oriented uses. The property is not in a flood zone and is located at 109 Tamiami S Trail, Nokomis, FL 34275.
Positioned on South Tamiami Trail in Nokomis, the property benefits from direct road access and access via waterway. The surrounding area includes both residential and commercial properties, creating a blended setting for business and community-oriented uses. The property is not in a flood zone and is located at 109 Tamiami S Trail, Nokomis, FL 34275.
Key Highlights
- CG (Commercial General) zoning
- New roof installed in 2024
- Direct location on South Tamiami Trail
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
$32,045
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
5.34%
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%
$640,900
$640.9K
Cap Rate 7%
$457,786
$457.8K
Cap Rate 9%
$356,056
$356.1K
Market Conditions
NOI Build-Up for 1,799 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
$54.0K $30.00/SF
− Vacancy
−$2.7K −$1.50/SF
EGI
$51.3K $28.50/SF
− OpEx
−$19.2K −$10.69/SF
NOI
$32.0K $17.81/SF
Area
Sarasota County, FL
Vacancy
5.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
37.50%
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%
$640,900
Cap Rate 7%
$457,786
Cap Rate 9%
$356,056
Alternative Uses
Best Use
Mixed Use
$457.8K
$400.6K – $534.1K
NOI $32,045 @ 7.0% cap · market cap 5.34%
Second Best
Retail
$401.5K
$351.4K – $468.5K
NOI $28,108 @ 7.0% cap · market cap 4.68%
Theoretical Best
Office A
$511.3K
$447.4K – $596.5K
NOI $35,790 @ 7.0% cap · market cap 5.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
387
Businesses Nearby
74k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 79%
Dining 16%
Hotels & Casinos 5%
Wawa
Shops & Services
40,300 visits/mo
0.1 miles
RaceTrac
Shops & Services
17,787 visits/mo
0.4 miles
Wendy's
Dining
9,859 visits/mo
0.1 miles
Home2 Suites by Hilton Nokomis, FL
Hotels & Casinos
2,181 visits/mo
0.2 miles
Marco's Pizza
Dining
1,835 visits/mo
0.1 miles
Demographics for 34275, FL
20,570
Population
13,139
Households
1.6
Avg Household Size
63
Median Age
43%
College-Educated
97%
High-School Grad
25.7 sq mi
ZIP Area
800
Density / Sq Mi
$84,503
Median Household Income
$48,094
Median Earnings
$1,459
Median Rent
$435,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - CG-zoned property offers road and water access along a commercial corridor surrounded by residential and commercial uses.
Where is this mixed-use property located?
The property is located at 109 TAMIAMI S TRAIL Nokomis, FL.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: CG (Commercial General) zoning; New roof installed in 2024; Direct location on South Tamiami Trail
