Retail-Office Unit with Rear
For Sale
$350,000
853-853 Us Highway 41 Byp S, Venice, FL 34285
Standalone unit with front retail area, office, two restrooms, and rear storage accessible via a garage door.
Property Size1,520 SF
Price / SF$230.26
Days on Market818
Property Features for 853-853 Us Highway 41 Byp S
General Information
Standard status
Active
Size
1,520 SF
Taxes and HOA fees
Annual Taxes
$2,763
Listing Agency:
coldwell banker realty
(941) 366-8070
Listed By:
Kayla Weiss-Bohnstedt · License #3370154
(941) 639-0090
Source:
Exprealty
Added: Jun 10, 2024
Changed: Aug 20
Last Checked: Sep 4 at 11:03AM
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 coldwell banker realty
Investment Insights
Based on property information with market context.
This for-sale unit offers a front retail area with an office and two restrooms. Additional storage is located toward the rear of the unit and is accessible through a garage door. The property will be vacant upon closing.
The unit is located on U.S. Highway 41 Byp S, and the public remarks indicate an average annual daily traffic count of 37,000. Commercial Intensive (CI) zoning is noted as allowing for many uses. Current association dues are listed as $3,200 per year per unit.
According to the remarks, the business may be included in the sale for an additional cost, with a motor scooter sales, service, parts, and accessories operation referenced. A new/used/wholesale motor vehicle dealership license and franchised dealer status for several brands are also mentioned in the provided information.
The unit is located on U.S. Highway 41 Byp S, and the public remarks indicate an average annual daily traffic count of 37,000. Commercial Intensive (CI) zoning is noted as allowing for many uses. Current association dues are listed as $3,200 per year per unit.
According to the remarks, the business may be included in the sale for an additional cost, with a motor scooter sales, service, parts, and accessories operation referenced. A new/used/wholesale motor vehicle dealership license and franchised dealer status for several brands are also mentioned in the provided information.
Key Highlights
- 1,520 SF unit with front retail area, office, two restrooms, and rear storage accessible via a garage door
- Vacant upon closing
- CI (Commercial Intensive) zoning allows for many uses
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
$23,748
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
6.79%
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%
$474,960
$475.0K
Cap Rate 7%
$339,257
$339.3K
Cap Rate 9%
$263,867
$263.9K
Market Conditions
NOI Build-Up for 1,520 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
$36.5K $24.00/SF
− Vacancy
−$2.6K −$1.68/SF
EGI
$33.9K $22.32/SF
− OpEx
−$10.2K −$6.70/SF
NOI
$23.7K $15.62/SF
Area
Sarasota County, FL
Vacancy
7.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
30.00%
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%
$474,960
Cap Rate 7%
$339,257
Cap Rate 9%
$263,867
Alternative Uses
Best Use
Retail
$339.3K
$296.9K – $395.8K
NOI $23,748 @ 7.0% cap · market cap 6.79%
Second Best
Industrial
$250.4K
$219.1K – $292.1K
NOI $17,528 @ 7.0% cap · market cap 5.01%
Theoretical Best
Office A
$432.0K
$378.0K – $504.0K
NOI $30,240 @ 7.0% cap · market cap 8.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
916
Businesses Nearby
24k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 60%
Home Improvements & Furnishings 19%
Dining 15%
Electronics 6%
Venice Toyota
Shops & Services
6,152 visits/mo
0.2 miles
Sherwin-Williams Paint Store
Home Improvements & Furnishings
4,615 visits/mo
0.4 miles
Enterprise Rent-A-Car
Shops & Services
2,981 visits/mo
0.2 miles
Public Storage
Shops & Services
2,792 visits/mo
0.4 miles
Shogun
Dining
2,333 visits/mo
0.4 miles
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Auto shop - Standalone unit with front retail area, office, two restrooms, and rear storage accessible via a garage door.
Where is this auto shop located?
The property is located at 853-853 Us Highway 41 Byp S Venice, FL.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 1,520 SF unit with front retail area, office, two restrooms, and rear storage accessible via a garage door; Vacant upon closing; CI (Commercial Intensive) zoning allows for many uses
