Freestanding Flex
For Sale
$1,700,000
1681 11th St, Sarasota, FL 34236
Warehouse and showroom areas support operational needs alongside customer-facing business functions.
Property Size8,000 SF
Days on Market195
Property Features for 1681 11th St
General Information
Standard status
Active
Size
8,000 SF
Property subtype
Industrial
Building Details
Building Size
8,000 SF
Year Built
1961
Listing Agency:
American Property Group of Sarasota, Inc.
(941) 923-0535
Listed By:
Brian Seidel · License #3123085
(941) 923-0535
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 1:53PM
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 freestanding flex property combines 8,000 SF of warehouse and showroom space within a single commercial building. The layout accommodates both functional storage or work areas and customer-facing display space, providing flexibility for businesses that require both components. Constructed in 1961, the building sits on a 17,250 SF lot.
The property is located at 1681 11th St in Sarasota, between N Tamiami Trl and US-301/Washington Blvd. It is close to Downtown Sarasota and near Sarasota Bradenton International Airport, with access suited to distribution, service-based, and light industrial operations.
The property is located at 1681 11th St in Sarasota, between N Tamiami Trl and US-301/Washington Blvd. It is close to Downtown Sarasota and near Sarasota Bradenton International Airport, with access suited to distribution, service-based, and light industrial operations.
Key Highlights
- 8,000 SF freestanding flex industrial building
- Warehouse and showroom configuration
- 17,250 SF lot
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
$98,381
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
5.79%
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%
$1,967,620
$2.0M
Cap Rate 7%
$1,405,443
$1.4M
Cap Rate 9%
$1,093,122
$1.1M
Market Conditions
NOI Build-Up for 8,000 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
$144.0K $18.00/SF
− Vacancy
−$3.5K −$0.43/SF
EGI
$140.5K $17.57/SF
− OpEx
−$42.2K −$5.27/SF
NOI
$98.4K $12.30/SF
Area
Manatee County, FL
Vacancy
2.40%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,967,620
Cap Rate 7%
$1,405,443
Cap Rate 9%
$1,093,122
Alternative Uses
Best Use
Retail
$1.41M
$1.23M – $1.64M
NOI $98,381 @ 7.0% cap · market cap 5.79%
Second Best
Warehouse
$1.17M
$1.02M – $1.36M
NOI $81,724 @ 7.0% cap · market cap 4.81%
Theoretical Best
Office A
$2.35M
$2.06M – $2.74M
NOI $164,678 @ 7.0% cap · market cap 9.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,739
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 34236, FL
14,083
Population
11,661
Households
1.2
Avg Household Size
66
Median Age
62%
College-Educated
96%
High-School Grad
3.6 sq mi
ZIP Area
3,912
Density / Sq Mi
$96,400
Median Household Income
$48,828
Median Earnings
$2,010
Median Rent
$917,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Warehouse and showroom areas support operational needs alongside customer-facing business functions.
Where is this flex space located?
The property is located at 1681 11th St Sarasota, FL.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: 8,000 SF freestanding flex industrial building; Warehouse and showroom configuration; 17,250 SF lot
