Downtown Venice Mixed-Use
For Sale
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127 Tampa Ave E, Venice, FL 34285
Mixed-use plaza with retail and live/work units in Venice.
Property Size7,995 SF
Price / SF$198.87
Days on Market168
Property Features for 127 Tampa Ave E
General Information
Standard status
Active
Size
7,995 SF
Class
B
Property subtype
Mixed Use, Retail
Zoning
VA
Building Details
Year Built
1982
Listing Agency:
Merritt Realty Corporation
Listed By:
Terry A. Purdy · License #FL 3213680
Source:
Crexi
Added: Feb 25
Changed: Aug 8
Last Checked: Jul 20 at 4:12AM
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 Merritt Realty Corporation
Investment Insights
Based on property information with market context.
This plaza, situated in Downtown Venice, features a total area of 7,995 square feet and includes two retail spaces and two live/work units. The location provides convenient access to various amenities, such as the Venice Theater, Daiquiri Deck, and the United States Postal Service, as well as numerous retail shops and restaurants. The property benefits from substantial foot traffic generated by the surrounding residential areas.
Key Highlights
- High foot traffic location.
- Located in Downtown Venice Area.
- Easy access to amenities.
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
$142,411
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
8.96%
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%
$2,848,220
$2.8M
Cap Rate 7%
$2,034,443
$2.0M
Cap Rate 9%
$1,582,344
$1.6M
Market Conditions
NOI Build-Up for 7,995 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
$239.9K $30.00/SF
− Vacancy
−$12.0K −$1.50/SF
EGI
$227.9K $28.50/SF
− OpEx
−$85.4K −$10.69/SF
NOI
$142.4K $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%
$2,848,220
Cap Rate 7%
$2,034,443
Cap Rate 9%
$1,582,344
Alternative Uses
Best Use
Mixed Use
$2.03M
$1.78M – $2.37M
NOI $142,411 @ 7.0% cap · market cap 8.96%
Second Best
Retail
$1.78M
$1.56M – $2.08M
NOI $124,914 @ 7.0% cap · market cap 7.86%
Theoretical Best
Office A
$2.27M
$1.99M – $2.65M
NOI $159,057 @ 7.0% cap · market cap 10.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,327
Businesses Nearby
Explore this area
Business Placement
Demographics for 34285, FL
18,971
Population
16,081
Households
1.2
Avg Household Size
70
Median Age
40%
College-Educated
95%
High-School Grad
8.3 sq mi
ZIP Area
2,286
Density / Sq Mi
$67,712
Median Household Income
$37,959
Median Earnings
$1,485
Median Rent
$295,400
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?
Mixed-use property - Mixed-use plaza with retail and live/work units in Venice.
Where is this mixed-use property located?
The property is located at 127 Tampa Ave E Venice, FL.
What is the asking price?
The asking price for this property is $1,590,000.
What are key features of this property?
This property features: High foot traffic location.; Located in Downtown Venice Area.; Easy access to amenities.
