New Construction Half
For Sale
$1,100,000
1755 8TH Street, Sarasota, FL 34236
Residential, SARASOTA, FL
Property Size2,546 SF
Lot Size0.17 Acres
Price / SF$432.05
Days on Market284
Property Features for 1755 8TH Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
DTN
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Laundry Room, Bedroom 1, Bathroom 1, Bathroom 2, Family Room, Bonus Room, Bathroom 3, Bedroom 3, Bedroom 4, Bedroom 2
Patio and Porch features
Porch, Patio
Interior features
High Ceilings, Kitchen/Family Room Combo, Primary Bedroom Main Floor, PrimaryBedroom Upstairs, Walk-In Closet(s)
Exterior features
Balcony, Rain Gutters, Sliding Doors
Subdivision
SCHINDLER SUB
Lot features
Historic District, City Limits, Paved
View
City
Directions
From 41 / Tamiami Trail. Take 10th Street to Goodrich Ave and turn Right, then Left onto 8th St. From 301, head West on 10th St. to N. Osprey Ave and turn Left, then Right on 8th St.
Standard status
Active
APN
2026020111
Size
2,546 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LOT 14 & THE E 1/2 OF LOT 12 BLK C SCHINDLER SUB
Tax Annual Amount
3965
Legal Description
LOT 14 & THE E 1/2 OF LOT 12 BLK C SCHINDLER SUB
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Water source
Public
Amenities
rooftop-style balcony
Building Details
Year built
2025
Floors in Building
3
Flooring type
Concrete
Building materials
Block
Roof type
Membrane
Architectural style
Other
Additional Structures
Guest House
Listing Agency:
WAGNER REALTY
(941) 955-1500
Listed By:
Tim Mitten · License #3328334
(941) 223-9159
Added: Nov 19, 2025
Changed: Aug 19
Last Checked: Aug 30 at 8:06PM
MLS# A4672875
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This west-side half duplex is under construction as a three-story, block-built residence with 2,546 square feet of living area. The planned layout includes four bedrooms, three bathrooms, a third-floor flex room, high ceilings, a kitchen and family-room combination, and a main-level primary bedroom. A large balcony, patio, sliding doors, concrete flooring, impact windows, and a membrane roof are included among the specified improvements. Electrical and plumbing systems are in place, with construction at the drywall stage and interior finish choices still available.
The property is located at 1755 8th Street in Sarasota’s Gillespie Park area, four homes from Gillespie Park and a short walk from Downtown Sarasota. The offering covers only the west-side residence. The parcel split and separate Parcel ID remain subject to final municipal approval and recording before closing.
The property is located at 1755 8th Street in Sarasota’s Gillespie Park area, four homes from Gillespie Park and a short walk from Downtown Sarasota. The offering covers only the west-side residence. The parcel split and separate Parcel ID remain subject to final municipal approval and recording before closing.
Key Highlights
- 2,546‑square‑foot half duplex with four bedrooms and three bathrooms
- Three‑story block construction, built in 2025 and currently under construction
- Third‑floor flex room plus expansive balcony, patio, and sliding doors
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
$33,446
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
3.04%
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%
$668,920
$668.9K
Cap Rate 7%
$477,800
$477.8K
Cap Rate 9%
$371,622
$371.6K
Market Conditions
NOI Build-Up for 2,546 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
$50.4K $19.80/SF
− Vacancy
−$2.6K −$1.03/SF
EGI
$47.8K $18.77/SF
− OpEx
−$14.3K −$5.63/SF
NOI
$33.4K $13.14/SF
Area
Manatee County, FL
Vacancy
5.22%
Lease Rate
$19.80 /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%
$668,920
Cap Rate 7%
$477,800
Cap Rate 9%
$371,622
Alternative Uses
Best Use
Multifamily LT 5
$477.8K
$418.1K – $557.4K
NOI $33,446 @ 7.0% cap · market cap 3.04%
Second Best
Apartment 5plus
$440.1K
$385.1K – $513.4K
NOI $30,806 @ 7.0% cap · market cap 2.80%
Theoretical Best
Office A
$748.7K
$655.1K – $873.5K
NOI $52,409 @ 7.0% cap · market cap 4.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
5,442
Businesses Nearby
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Three-level residence with flexible upper-floor space and finish selections available during construction.
Where is this duplex located?
The property is located at 1755 8TH Street Sarasota, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 2,546‑square‑foot half duplex with four bedrooms and three bathrooms; Three‑story block construction, built in 2025 and currently under construction; Third‑floor flex room plus expansive balcony, patio, and sliding doors
