Waterfront 55+ Community
For Sale
$205,000
132 S PARK Dr, Venice, FL 34285
Home in desirable waterfront 55+ community with many amenities.
Property Size800 SF
Lot Size0.05 Acres
Days on Market278
Property Features for 132 S PARK Dr
General Information
Standard status
Active
Size
800 SF
Lot size
0.05 Acres
Property subtype
Residential
Taxes and HOA fees
Annual Taxes
$1,523
Building Details
Building Size
800 SF
Year Built
1964
Stories
1
Listing Agency:
ALLISON JAMES ESTATES & HOMES
(941) 307-9647
Listed By:
Tere Rice · License #3574828
(941) 307-9647
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 27
Last Checked: Sep 1 at 7:10PM
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 ALLISON JAMES ESTATES & HOMES
Investment Insights
Based on property information with market context.
Located in the highly desirable Harbor Lights Waterfront 55+ Community, this home offers an inviting atmosphere. The residence features custom Marmoleum inlaid flooring in soft, muted sand tones throughout. Designer paint in soft, natural light enhances the open-space living, dining, and kitchen area, which includes a dishwasher. The spacious master bedroom is painted in soft aqua and includes built-in drawers, while the second bedroom is pale blue with built-in cabinetry. An enclosed lanai provides a space to relax. Additional features include a small outdoor storage shed, a carport, and an outdoor sitting area. The home is equipped with a stacked washer/dryer, stove top, and microwave, and has a metal roof. Community amenities include a clubhouse, heated pool, boat slips, a launch ramp, dry boat parking, tennis, pickleball, shuffleboard, ceramics, a woodshop, access to the Legacy Trail, and Sunset Park. The monthly maintenance fee is $250, and the community offers an EV charger. Pets are allowed.
Key Highlights
- Waterfront 55+ Community (Harbor Lights) with No Lot Rent
- Extensive Amenities: Clubhouse, Heated Pool, Boat Slips, Launch Ramp, Dry Boat Parking, Tennis, Pickleball, Shuffleboard, Ceramics, Woodshop, Legacy Trail, Sunset Park
- Custom Marmoleum Inlaid Flooring and Designer Paint
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
$7,286
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
3.55%
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%
$145,720
$145.7K
Cap Rate 7%
$104,086
$104.1K
Cap Rate 9%
$80,956
$81.0K
Market Conditions
NOI Build-Up for 800 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
$14.8K $18.48/SF
− Vacancy
−$1.5K −$1.92/SF
EGI
$13.2K $16.56/SF
− OpEx
−$6.0K −$7.45/SF
NOI
$7.3K $9.11/SF
Area
Sarasota County, FL
Vacancy
10.40%
Lease Rate
$18.48 /SF/Yr
Expense Ratio
45.00%
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%
$145,720
Cap Rate 7%
$104,086
Cap Rate 9%
$80,956
Alternative Uses
Best Use
Apartment 5plus
$104.1K
$91.1K – $121.4K
NOI $7,286 @ 7.0% cap · market cap 3.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$227.4K
$199.0K – $265.3K
NOI $15,916 @ 7.0% cap · market cap 7.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
862
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Home in desirable waterfront 55+ community with many amenities.
Where is this mobile home & rv park located?
The property is located at 132 S PARK Dr Venice, FL.
What is the asking price?
The asking price for this property is $205,000.
What are key features of this property?
This property features: Waterfront 55+ Community (Harbor Lights) with No Lot Rent; Extensive Amenities: Clubhouse, Heated Pool, Boat Slips, Launch Ramp, Dry Boat Parking, Tennis, Pickleball, Shuffleboard, Ceramics, Woodshop, Legacy Trail, Sunset Park; Custom Marmoleum Inlaid Flooring and Designer Paint
