Renovated Flex Space with Car
For Sale
$800,000
1257 Seeds Avenue, Sarasota, FL 34237
Recently renovated, fully air-conditioned property combining office, storage, and operational areas across multiple buildings.
Property Size3,007 SF
Lot Size0.13 Acres
Price / SF$266.05
Days on Market194
Property Features for 1257 Seeds Avenue
General Information
Standard status
Active
Size
3,007 SF
Class
B
Lot size
0.13 Acres
Property subtype
Other Special Purpose
Additional Details
Highway Access
Yes
Conditioned Warehouse
Yes
Building Details
Building Size
3,007 SF
Year Built
1952
Buildings
3
Listing Agency:
American Property Group of Sarasota, Inc.
(941) 923-0535
Listed By:
Brian Seidel · License #3123085
(941) 923-0535
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 29
Last Checked: Aug 29 at 8:05PM
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 American Property Group of Sarasota, Inc.
Investment Insights
Based on property information with market context.
This flex space property includes three separate buildings totaling 3,007 SF on a 5,625 SF lot. The buildings measure 527 SF, 320 SF, and 2,160 SF, creating a combination of office, storage, and operational areas. The premises are fully air-conditioned, and one structure includes a dedicated car cave with office space. Recent renovations support current functionality while retaining a multi-building configuration that can accommodate varied business activities.
The property is located at 1257 Seeds Avenue in Sarasota’s North Sarasota area, near US-301/Washington Boulevard. Its position provides access to major transportation routes and area amenities. Built in 1952, the property offers a compact commercial footprint with office and warehouse components in a single offering.
The property is located at 1257 Seeds Avenue in Sarasota’s North Sarasota area, near US-301/Washington Boulevard. Its position provides access to major transportation routes and area amenities. Built in 1952, the property offers a compact commercial footprint with office and warehouse components in a single offering.
Key Highlights
- 3,007 SF total building area across three structures
- 5,625 SF lot with buildings measuring 527 SF, 320 SF, and 2,160 SF
- Recently renovated flex space property
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
$49,103
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
6.14%
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%
$982,060
$982.1K
Cap Rate 7%
$701,471
$701.5K
Cap Rate 9%
$545,589
$545.6K
Market Conditions
NOI Build-Up for 3,007 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
$69.3K $23.04/SF
− Vacancy
−$3.8K −$1.27/SF
EGI
$65.5K $21.77/SF
− OpEx
−$16.4K −$5.44/SF
NOI
$49.1K $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%
$982,060
Cap Rate 7%
$701,471
Cap Rate 9%
$545,589
Alternative Uses
Best Use
Office B
$701.5K
$613.8K – $818.4K
NOI $49,103 @ 7.0% cap · market cap 6.14%
Second Best
Warehouse
$438.8K
$384.0K – $512.0K
NOI $30,718 @ 7.0% cap · market cap 3.84%
Theoretical Best
Office A
$884.3K
$773.7K – $1.03M
NOI $61,898 @ 7.0% cap · market cap 7.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,588
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 34237, FL
16,740
Population
9,194
Households
1.8
Avg Household Size
42
Median Age
26%
College-Educated
89%
High-School Grad
3.9 sq mi
ZIP Area
4,292
Density / Sq Mi
$63,133
Median Household Income
$35,044
Median Earnings
$1,524
Median Rent
$234,400
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?
Flex space - Recently renovated, fully air-conditioned property combining office, storage, and operational areas across multiple buildings.
Where is this flex space located?
The property is located at 1257 Seeds Avenue Sarasota, FL.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 3,007 SF total building area across three structures; 5,625 SF lot with buildings measuring 527 SF, 320 SF, and 2,160 SF; Recently renovated flex space property
