Renovated Mixed-Use Office
New
For Sale
$729,000
1670 Stickney Point Rd, Sarasota, FL 34231
Office and apartment configuration supports owner occupancy, private use, or apartment leasing.
Property Size1,632 SF
Price / SF$446.69
Days on Market2
Property Features for 1670 Stickney Point Rd
General Information
Standard status
Active
Size
1,632 SF
Class
A
Property subtype
Multi Tenant Office
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
private patio
Building Details
Building Size
1,632 SF
Year Renovated
2023
Buildings
1
Listing Agency:
American Property Group of Sarasota, Inc.
(941) 923-0535
Listed By:
Marcia Cuttler · License ##SL3011453
(941) 923-0535
Source:
Thebrokerlist
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 9 at 4:53AM
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 American Property Group of Sarasota, Inc.
Investment Insights
Based on property information with market context.
This mixed-use property combines approximately 1,632 SF of office space with a one-bedroom apartment. The building underwent a full renovation in 2023, including new electrical and plumbing systems, wood flooring, impact-rated windows, and contemporary interior finishes. Two offices include adjoining acoustic soundproof walls, and the roof is approximately three to four years old. A landscaped private patio adds outdoor space at the rear.
Located at 1670 Stickney Point Rd in Sarasota, the property sits between South Tamiami Trail and Midnight Pass Road, with access to US-41, Siesta Key, nearby residential areas, shopping, dining, and professional services. The apartment includes a washer and dryer and may be used for seasonal, six-month, or annual rental arrangements. The office and apartment can also be used privately or occupied by an owner-user.
Located at 1670 Stickney Point Rd in Sarasota, the property sits between South Tamiami Trail and Midnight Pass Road, with access to US-41, Siesta Key, nearby residential areas, shopping, dining, and professional services. The apartment includes a washer and dryer and may be used for seasonal, six-month, or annual rental arrangements. The office and apartment can also be used privately or occupied by an owner-user.
Key Highlights
- ±1,632 SF office with one‑bedroom apartment
- Full renovation completed in 2023
- New electrical and plumbing systems
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
$28,611
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
3.92%
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%
$572,220
$572.2K
Cap Rate 7%
$408,729
$408.7K
Cap Rate 9%
$317,900
$317.9K
Market Conditions
NOI Build-Up for 1,632 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
$49.0K $30.00/SF
− Vacancy
−$3.2K −$1.95/SF
EGI
$45.8K $28.05/SF
− OpEx
−$17.2K −$10.52/SF
NOI
$28.6K $17.53/SF
Area
Manatee County, FL
Vacancy
6.50%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
37.50%
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%
$572,220
Cap Rate 7%
$408,729
Cap Rate 9%
$317,900
Alternative Uses
Best Use
Mixed Use
$408.7K
$357.6K – $476.9K
NOI $28,611 @ 7.0% cap · market cap 3.92%
Second Best
Office B
$380.7K
$333.1K – $444.2K
NOI $26,650 @ 7.0% cap · market cap 3.66%
Theoretical Best
Office A
$479.9K
$419.9K – $559.9K
NOI $33,594 @ 7.0% cap · market cap 4.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
760
Businesses Nearby
Explore this area
Business Placement
Demographics for 34231, FL
31,492
Population
19,017
Households
1.7
Avg Household Size
55
Median Age
38%
College-Educated
95%
High-School Grad
9.4 sq mi
ZIP Area
3,350
Density / Sq Mi
$69,721
Median Household Income
$40,608
Median Earnings
$1,707
Median Rent
$363,400
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?
Mixed-use property - Office and apartment configuration supports owner occupancy, private use, or apartment leasing.
Where is this mixed-use property located?
The property is located at 1670 Stickney Point Rd Sarasota, FL.
What is the asking price?
The asking price for this property is $729,000.
What are key features of this property?
This property features: ±1,632 SF office with one‑bedroom apartment; Full renovation completed in 2023; New electrical and plumbing systems
