Professional Office Condo
For Sale
Contact for pricing
3293 Fruitville Rd, Sarasota, FL 34237
Office condo in a well-maintained business park with reception, four offices, conference room, kitchen, and restroom.
Property Size1,388 SF
Price / SF$338.62
Days on Market79
Property Features for 3293 Fruitville Rd
General Information
Standard status
Active
Size
1,388 SF
Property subtype
Office
Investment Type
Owner/User
Additional Details
Highway Access
Yes
Listing Agency:
Harry E. Robbins Associates, Inc
Listed By:
Derek Robbins · License #FL 3400024
Source:
Crexi
Added: Jun 12
Changed: Aug 23
Last Checked: Aug 29 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 Harry E. Robbins Associates, Inc
Investment Insights
Based on property information with market context.
This professional office condo is located within the well-maintained Fruitville Business Park. The unit includes a reception area, four private offices, a conference room, kitchen, restroom, and a storage/copy room, offering a functional layout for day-to-day operations. The space also features a brand-new AC system.
The property is situated on heavily traveled Fruitville Road, providing convenient access toward Downtown Sarasota and I-75. Signage is available directly on Fruitville Road for visibility.
Association dues are described as reasonable, and the offering is positioned as a straightforward purchase of an office condo suitable for professional use.
The property is situated on heavily traveled Fruitville Road, providing convenient access toward Downtown Sarasota and I-75. Signage is available directly on Fruitville Road for visibility.
Association dues are described as reasonable, and the offering is positioned as a straightforward purchase of an office condo suitable for professional use.
Key Highlights
- Professional office condo in the well‑maintained Fruitville Business Park
- Located on heavily traveled Fruitville Road with signage directly on Fruitville Road
- Office layout includes reception, four private offices, conference room, kitchen, restroom, and storage/copy room
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
$22,665
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
4.82%
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%
$453,300
$453.3K
Cap Rate 7%
$323,786
$323.8K
Cap Rate 9%
$251,833
$251.8K
Market Conditions
NOI Build-Up for 1,388 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
$32.0K $23.04/SF
− Vacancy
−$1.8K −$1.27/SF
EGI
$30.2K $21.77/SF
− OpEx
−$7.6K −$5.44/SF
NOI
$22.7K $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%
$453,300
Cap Rate 7%
$323,786
Cap Rate 9%
$251,833
Alternative Uses
Best Use
Office B
$323.8K
$283.3K – $377.8K
NOI $22,665 @ 7.0% cap · market cap 4.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$408.2K
$357.2K – $476.2K
NOI $28,572 @ 7.0% cap · market cap 6.08%
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
1,125
Businesses Nearby
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?
Office units - Office condo in a well-maintained business park with reception, four offices, conference room, kitchen, and restroom.
Where is this office units located?
The property is located at 3293 Fruitville Rd Sarasota, FL.
What is the asking price?
The asking price for this property is $470,000.
What are key features of this property?
This property features: Professional office condo in the well‑maintained Fruitville Business Park; Located on heavily traveled Fruitville Road with signage directly on Fruitville Road; Office layout includes reception, four private offices, conference room, kitchen, restroom, and storage/copy room
