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    1630 S Tuttle Ave Sarasota, FL 34239

    View on Map
    Picture of Office buildings at 1630 S Tuttle Ave, Sarasota, FL
    For Sale
    $3,695,000

    7,829 SF Office Building For Sale

    Property size:
    7,829 SF
    Price / SF:
    $471/SF
    Added:
    May 16, 2025
    Days on Market:
    346
    Last Refresh:
    Mar 16 at 9:06 am

    Property Features for 1630 S Tuttle Ave

    General Information

    Standard status
    Active
    Property type
    Office buildings, Office properties & Spaces
    Size
    7,829 SF
    Class
    B
    Elevators
    N/A

    Building Details

    Year Built
    1981
    Year Renovated
    2021
    Buildings
    1
    Stories
    1

    We can help!

    Listing Contact
    David Carlson

    Listing agent David License #SL3527910

    Listing office SVN - Commercial Partners | Miami

    Listing date May 16, 2025

    Overview

    Sarasota Office/Medical Building For Sale

    This 7,829 SF building in Sarasota, FL, presents an opportunity for office or medical use. Renovated in 2021, the property features modern amenities and a versatile layout. The building was gutted to the studs and rebuilt with hurricane-proof doors and windows, solid core doors, and LVP flooring. The interior features high-end finishes. The property is zoned OPB. The location provides access to cultural attractions, dining, and waterfront views. The downtown district, Sarasota Bay, the Ringling Museum of Art, Marina Jack, and St. Armands Circle are nearby. The property includes 14 fully-equipped exam rooms, an updated X-ray room and equipment, seven private staff offices, four bathrooms, and two shower rooms. It also features a gym and PT area, a waiting area with two reception desks, a kitchenette with dining tables, and a locker room with storage. The building is of hurricane-proof construction.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Wolff Andrew M ... Physician Ashley Lowdermilk Physician Regen SRQ Physician Megan Thompson Physician Dr. Joseph Greschner Physician

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sarasota
    County
    Manatee
    State
    Florida
    Longitude
    -82.5141697
    Latitude
    27.2994418

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    FAQs

    What type of property is this?
    Office building - 7,829 SF Office Building For Sale
    Where is this office building located?
    The property is located at 1630 S Tuttle Ave Sarasota, FL.
    What is the asking price?
    The asking price for this property is $3,695,000.
    What are key features of this property?
    This property features: 7,829 SF building suitable for office or medical use; Renovated in 2021 with high‑end interior finishes; 14 fully‑equipped exam rooms, Updated X‑ray room and equipment
    (773) 458-3282
    We can help!
    Listing Contact
    David Carlson
    Real Estate License ID: SL3527910
    Learn More
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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.

    More about this property
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