Waterfront Mixed-Use
For Sale
$425,000
1830 9th Ave W, Bradenton, FL 34205
Stone cottage with a remodeled kitchen, updated building systems, saltwater pool, and canal frontage.
Property Size1,324 SF
Price / SF$320
Days on Market22
Property Features for 1830 9th Ave W
General Information
Standard status
Active
Size
1,324 SF
Zoning
BR T4-O
Amenities
saltwater pool
Building Details
Year Built
1941
Construction
stone
Listing Agency:
LESLIE WELLS REALTY, INC.
(941) 776-5571
Listed By:
Carly Heiser, PLLC
Source:
Livewelltampabay
Added: Aug 10
Changed: Aug 30
Last Checked: Aug 30 at 1:06PM
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 LESLIE WELLS REALTY, INC.
Investment Insights
Based on property information with market context.
This mixed-use property occupies 1,324 square feet within a stone cottage built in 1941. The building includes a remodeled kitchen, newer windows, roof, and HVAC, along with a layout suited to immediate occupancy. A saltwater pool and grounds overlooking a saltwater canal extend the property beyond the cottage itself.
The site is located at 1830 9th Ave W in Bradenton and falls within the City’s BR T4-O (General Urban Open) zoning district. Permitted uses identified for the district include professional offices, retail, restaurants, cafés, medical clinics, live/work space, multifamily, accessory dwelling units, neighborhood-serving commercial uses, and single-family residential. The property is adjacent to a neighborhood park and community garden and is near downtown Bradenton, the Riverwalk, shopping, dining, and major roadways.
The site is located at 1830 9th Ave W in Bradenton and falls within the City’s BR T4-O (General Urban Open) zoning district. Permitted uses identified for the district include professional offices, retail, restaurants, cafés, medical clinics, live/work space, multifamily, accessory dwelling units, neighborhood-serving commercial uses, and single-family residential. The property is adjacent to a neighborhood park and community garden and is near downtown Bradenton, the Riverwalk, shopping, dining, and major roadways.
Key Highlights
- BR T4‑O (General Urban Open) zoning district
- 1,324‑square‑foot stone cottage built in 1941
- Remodeled kitchen plus newer windows, roof, and HVAC
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
$23,211
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
5.46%
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%
$464,220
$464.2K
Cap Rate 7%
$331,586
$331.6K
Cap Rate 9%
$257,900
$257.9K
Market Conditions
NOI Build-Up for 1,324 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
$39.7K $30.00/SF
− Vacancy
−$2.6K −$1.95/SF
EGI
$37.1K $28.05/SF
− OpEx
−$13.9K −$10.52/SF
NOI
$23.2K $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%
$464,220
Cap Rate 7%
$331,586
Cap Rate 9%
$257,900
Alternative Uses
Best Use
Mixed Use
$331.6K
$290.1K – $386.9K
NOI $23,211 @ 7.0% cap · market cap 5.46%
Second Best
Office B
$308.9K
$270.3K – $360.3K
NOI $21,620 @ 7.0% cap · market cap 5.09%
Theoretical Best
Office A
$389.3K
$340.7K – $454.2K
NOI $27,254 @ 7.0% cap · market cap 6.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,179
Businesses Nearby
Explore this area
Business Placement
Demographics for 34205, FL
33,789
Population
16,610
Households
2
Avg Household Size
44
Median Age
24%
College-Educated
87%
High-School Grad
6.5 sq mi
ZIP Area
5,198
Density / Sq Mi
$51,170
Median Household Income
$37,037
Median Earnings
$1,323
Median Rent
$236,900
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 - Stone cottage with a remodeled kitchen, updated building systems, saltwater pool, and canal frontage.
Where is this mixed-use property located?
The property is located at 1830 9th Ave W Bradenton, FL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: BR T4‑O (General Urban Open) zoning district; 1,324‑square‑foot stone cottage built in 1941; Remodeled kitchen plus newer windows, roof, and HVAC
