Duplex with Two-Bedroom
For Sale
Under Contract
$449,900
1805 MARBETH Street, Sarasota, FL 34231
Residential Income, SARASOTA, FL
Property Size1,694 SF
Lot Size0.17 Acres
Price / SF$265.58
Days on Market42
Property Features for 1805 MARBETH Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF1
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 4, Bedroom 1, Bedroom 2, Bathroom 2, Bedroom 3
Parking features
Off Street
Patio and Porch features
Patio
Pets allowed
Yes
Interior features
Ceiling Fans(s), Primary Bedroom Main Floor
Exterior features
Sidewalk
Appliances
Dryer, Range, Refrigerator, Washer
Subdivision
NORTH VAMO SUB 2
Lot features
In County, Level, Sidewalk, Paved
Elementary school
Gulf Gate Elementary
Middle school
Sarasota Middle
High school
Riverview High
Directions
Take I-75 S to Honore Ave, Take E Bay St to US-41 N/N Tamiami Trail in Osprey, Turn right onto US-41 N/N Tamiami Trail, Turn left onto Vamo Way, Turn right onto Marbeth St, Duplex will be on the left
Standard status
Active Under Contract
APN
0124120005
Size
1,694 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 9 BLK B NORTH VAMO PLAT 2
Tax Annual Amount
3772
Legal Description
LOT 9 BLK B NORTH VAMO PLAT 2
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1979
Floors in Building
1
Flooring type
Vinyl, Carpet, Tile
Building materials
Stucco
Roof type
Shingle
Listing Agency:
EXP REALTY LLC
(888) 883-8509
Listed By:
Drew Betz, LLC · License #3308722
(941) 224-8402
Added: Jul 23
Changed: Sep 2
Last Checked: Sep 2 at 5:06PM
MLS# A4700880
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 1979 duplex contains two complete residences within 1,694 square feet. Each side includes two bedrooms, one bathroom, a primary bedroom on the main floor, and its own washer and dryer. Kitchens are equipped with ranges and refrigerators, while central heating and central air serve the property. Vinyl, carpet, and tile flooring are installed throughout, and each residence includes a patio. Off-street parking, a sidewalk, stucco construction, a shingle roof, and public water round out the physical improvements. The property is zoned RMF1 and sits on 0.17 acres. A new septic system is being installed.
The property is located near Sprouts Farmers Market and Wharf Road Park, with a nearby bus stop along Tamiami Trail. Its two-unit layout supports separate leasing or owner occupancy of one residence while the other is leased.
The property is located near Sprouts Farmers Market and Wharf Road Park, with a nearby bus stop along Tamiami Trail. Its two-unit layout supports separate leasing or owner occupancy of one residence while the other is leased.
Key Highlights
- Two residences, each with 2 bedrooms and 1 bathroom
- 1,694 square feet across both units on a 0.17‑acre lot
- Separate washer and dryer provided for each residence
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
$22,253
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
4.95%
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%
$445,060
$445.1K
Cap Rate 7%
$317,900
$317.9K
Cap Rate 9%
$247,256
$247.3K
Market Conditions
NOI Build-Up for 1,694 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
$33.5K $19.80/SF
− Vacancy
−$1.8K −$1.03/SF
EGI
$31.8K $18.77/SF
− OpEx
−$9.5K −$5.63/SF
NOI
$22.3K $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%
$445,060
Cap Rate 7%
$317,900
Cap Rate 9%
$247,256
Alternative Uses
Best Use
Multifamily LT 5
$317.9K
$278.2K – $370.9K
NOI $22,253 @ 7.0% cap · market cap 4.95%
Second Best
Apartment 5plus
$292.8K
$256.2K – $341.6K
NOI $20,497 @ 7.0% cap · market cap 4.56%
Theoretical Best
Office A
$498.2K
$435.9K – $581.2K
NOI $34,871 @ 7.0% cap · market cap 7.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
898
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately rentable homes offer flexible occupancy, off-street parking, and individual laundry equipment.
Where is this duplex located?
The property is located at 1805 MARBETH Street Sarasota, FL.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: Two residences, each with 2 bedrooms and 1 bathroom; 1,694 square feet across both units on a 0.17‑acre lot; Separate washer and dryer provided for each residence
