Industrial Flex Condo
For Sale
$396,000
4545 MARIOTTI COURT B, Sarasota, FL 34233
Well-maintained flex condo unit offering versatile space suitable for a range of light industrial and service uses.
Property Size1,359 SF
Price / SF$291.39
Days on Market519
Property Features for 4545 MARIOTTI COURT B
General Information
Standard status
Active
Size
1,359 SF
Property subtype
Commercial/Industrial
Taxes and HOA fees
Annual Taxes
$2,761
Building Details
Year Built
2000
Listing Agency:
LIMITLESS SKY REAL ESTATE LLC
(941) 536-7091
Listed By:
Katy Oliva Anariba · License #3404169
(941) 536-7091
Source:
Exitrealty
Added: Mar 23, 2025
Changed: Aug 23
Last Checked: Aug 22 at 12:55PM
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 LIMITLESS SKY REAL ESTATE LLC
Investment Insights
Based on property information with market context.
Unit M at 4545 Mariotti Court is a well-maintained industrial flex condo within McIntosh Business Park, offering 1,386 square feet of adaptable space. The layout is designed to accommodate a range of business needs, including light industrial, professional office, contractor operations, showroom, or specialty trade use.
The unit is situated just south of Clark Road in Sarasota County’s commercial corridor. Access is supported by proximity to the Clark Road/I-75 interchange, providing convenient routing for service operations and client access serving the greater Sarasota-Bradenton metro area.
The unit is situated just south of Clark Road in Sarasota County’s commercial corridor. Access is supported by proximity to the Clark Road/I-75 interchange, providing convenient routing for service operations and client access serving the greater Sarasota-Bradenton metro area.
Key Highlights
- Industrial flex condo built in 2000 in McIntosh Business Park, Unit M at 4545 Mariotti Court
- 4545 Mariotti Court unit offers 1,386 SF of flexible space for light industrial and service/professional uses
- Well‑maintained unit suited for owner‑users or investors
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
$22,192
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
5.60%
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%
$443,840
$443.8K
Cap Rate 7%
$317,029
$317.0K
Cap Rate 9%
$246,578
$246.6K
Market Conditions
NOI Build-Up for 1,359 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
$31.3K $23.04/SF
− Vacancy
−$1.7K −$1.27/SF
EGI
$29.6K $21.77/SF
− OpEx
−$7.4K −$5.44/SF
NOI
$22.2K $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%
$443,840
Cap Rate 7%
$317,029
Cap Rate 9%
$246,578
Alternative Uses
Best Use
Office B
$317.0K
$277.4K – $369.9K
NOI $22,192 @ 7.0% cap · market cap 5.60%
Second Best
Retail
$238.7K
$208.9K – $278.5K
NOI $16,712 @ 7.0% cap · market cap 4.22%
Theoretical Best
Office A
$399.6K
$349.7K – $466.3K
NOI $27,975 @ 7.0% cap · market cap 7.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,083
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 34233, FL
18,723
Population
9,427
Households
2
Avg Household Size
52
Median Age
41%
College-Educated
95%
High-School Grad
6.1 sq mi
ZIP Area
3,069
Density / Sq Mi
$77,041
Median Household Income
$44,222
Median Earnings
$1,787
Median Rent
$364,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Paisani Food Truck — 4478 McAshton St, Sarasota, FL 34233
- Alday's BBQ — 3877 Clark Rd, Sarasota, FL 34233
Frequently Asked Questions
What type of property is this?
Flex space - Well-maintained flex condo unit offering versatile space suitable for a range of light industrial and service uses.
Where is this flex space located?
The property is located at 4545 MARIOTTI COURT B Sarasota, FL.
What is the asking price?
The asking price for this property is $396,000.
What are key features of this property?
This property features: Industrial flex condo built in 2000 in McIntosh Business Park, Unit M at 4545 Mariotti Court; 4545 Mariotti Court unit offers 1,386 SF of flexible space for light industrial and service/professional uses; Well‑maintained unit suited for owner‑users or investors
