Second-Floor Office Condo
1348 Fruitville Road 203 & 204 Sarasota, FL 34236
New
1348 Fruitville Road 203 & 204, Sarasota, FL, 34236
$950,000
For Sale
$950,000
Second-floor double office unit with two reserved parking spaces and existing NNN lease income potential.
Property Size2,428 SF
Price / SF$391.27
Days on Market3
Property Features for 1348 Fruitville Road 203 & 204
General Information
- Standard status
- Active
- Size
- 2,428 SF
Building Details
- Year Built
- 2005
Listing agency
MICHAEL SAUNDERS & COMPANY
(941) 955-8200
Listed by
Michael Saunders · License #0114236
Source
Whitesandsfl
Added: Jul 20 Updated: Jul 21 at 10:35PM Checked: Jul 22 at 4:50AM
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 MICHAEL SAUNDERS & COMPANY
Investment Insights
Based on property information with market context.
Located at 1348 Fruitville Road, units 203 and 204 offer a combined, second-floor office setup totaling 2,542 SF. The property is presented as a double unit and is available for sale, with existing income potential described at a lease rate of $25/SF NNN.
The building provides on-site parking, including two reserved spaces. The asset is positioned on Fruitville Road in downtown Sarasota, benefiting from visibility along the downtown corridor and convenient access to the city’s core business, dining, and residential areas, as described in the remarks.
Quarterly condo fees for the combined units are stated as $4,604 and are included in the NNN cost.
The building provides on-site parking, including two reserved spaces. The asset is positioned on Fruitville Road in downtown Sarasota, benefiting from visibility along the downtown corridor and convenient access to the city’s core business, dining, and residential areas, as described in the remarks.
Quarterly condo fees for the combined units are stated as $4,604 and are included in the NNN cost.
Key Highlights
- 2,542 SF second‑floor double office unit built in 2005
- Offered for sale at $950,000 with existing lease income at $25/SF NNN
- Quarterly condo fees for both units total $4,604, included in the NNN cost
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $55.9k | $23.04 |
| − Vacancy | −$3.1k | −$1.27 |
| EGI | $52.9k | $21.77 |
| − OpEx | −$13.2k | −$5.44 |
| NOI | $39.6k | $16.33 |
2,428 SF · lease $23.04/SF/yr · vacancy 5.50% · expense 25.00%
Alternative Uses
Best Use
Office B
$566.4K
$495.6K – $660.8K
NOI $39,648 @ 7.0% cap · market cap 4.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$714.0K
$624.8K – $833.0K
NOI $49,980 @ 7.0% cap · market cap 5.26%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Focus Inspections, LLC
Home Inspector
Focus Hospitality Services
Business Management Consultant
Wealth Law Group
Law Firm
The Christopher Group
Employment Agency
Iltis Lending Group, ...
Loan Service
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FAQs
What type of property is this?
Office units - Second-floor double office unit with two reserved parking spaces and existing NNN lease income potential.
Where is this office units located?
The property is located at 1348 Fruitville Road 203 & 204 Sarasota, FL.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 2,542 SF second‑floor double office unit built in 2005; Offered for sale at $950,000 with existing lease income at $25/SF NNN; Quarterly condo fees for both units total $4,604, included in the NNN cost
