Multi-Tenant Industrial
For Sale
Contact for pricing
1860 N Washington Blvd, Sarasota, FL 34234
Two-property industrial portfolio on a highly trafficked corridor, offering multiple tenant spaces for diversified occupancy.
Property Size4,654 SF
Price / SF$343.79
Days on Market100
Property Features for 1860 N Washington Blvd
General Information
Standard status
Active
Size
4,654 SF
Property subtype
Retail
Zoning
Industrial General (IG)
Building Details
Units
2
Tenancy
Multi
Listing Agency:
Yoder Design & Development
Listed By:
Paul Yoder · License #FL
Source:
Crexi
Added: May 30
Changed: Aug 14
Last Checked: Sep 5 at 10:25PM
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 Yoder Design & Development
Investment Insights
Based on property information with market context.
Yoder Design and Development presents a two-property, multi-tenant industrial portfolio in Sarasota, Florida. The offering is structured as an industrial income-producing package with diversified tenancy across the two properties.
The portfolio is located along the North Washington Boulevard corridor, identified in the remarks as highly trafficked, supporting straightforward access for day-to-day business activity. The address for the offering is 1860 N Washington Blvd, Sarasota, FL 34234.
This configuration can suit investors seeking an industrial portfolio format rather than a single-asset purchase, with multiple tenants represented within the broader industrial offering. It may also be of interest to buyers who prefer a portfolio approach to managing tenancy across two buildings, while maintaining an income-producing structure at the time of acquisition.
The portfolio is located along the North Washington Boulevard corridor, identified in the remarks as highly trafficked, supporting straightforward access for day-to-day business activity. The address for the offering is 1860 N Washington Blvd, Sarasota, FL 34234.
This configuration can suit investors seeking an industrial portfolio format rather than a single-asset purchase, with multiple tenants represented within the broader industrial offering. It may also be of interest to buyers who prefer a portfolio approach to managing tenancy across two buildings, while maintaining an income-producing structure at the time of acquisition.
Key Highlights
- Two‑property, multi‑tenant industrial portfolio in Sarasota, FL
- Located along the North Washington Boulevard corridor
- Portfolio features multiple tenant spaces for diversified occupancy
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
$47,543
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
2.97%
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%
$950,860
$950.9K
Cap Rate 7%
$679,186
$679.2K
Cap Rate 9%
$528,256
$528.3K
Market Conditions
NOI Build-Up for 4,654 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
$58.1K $12.48/SF
− Vacancy
−$2.1K −$0.46/SF
EGI
$55.9K $12.02/SF
− OpEx
−$8.4K −$1.80/SF
NOI
$47.5K $10.22/SF
Area
Manatee County, FL
Vacancy
3.70%
Lease Rate
$12.48 /SF/Yr
Expense Ratio
15.00%
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%
$950,860
Cap Rate 7%
$679,186
Cap Rate 9%
$528,256
Alternative Uses
Best Use
Warehouse
$679.2K
$594.3K – $792.4K
NOI $47,543 @ 7.0% cap · market cap 2.97%
Second Best
Industrial
$559.3K
$489.4K – $652.6K
NOI $39,153 @ 7.0% cap · market cap 2.45%
Theoretical Best
Office A
$1.37M
$1.20M – $1.60M
NOI $95,802 @ 7.0% cap · market cap 5.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,277
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 34234, FL
20,858
Population
10,257
Households
2
Avg Household Size
42
Median Age
28%
College-Educated
86%
High-School Grad
6.5 sq mi
ZIP Area
3,209
Density / Sq Mi
$56,607
Median Household Income
$33,536
Median Earnings
$1,352
Median Rent
$222,900
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?
Warehouse - Two-property industrial portfolio on a highly trafficked corridor, offering multiple tenant spaces for diversified occupancy.
Where is this warehouse located?
The property is located at 1860 N Washington Blvd Sarasota, FL.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Two‑property, multi‑tenant industrial portfolio in Sarasota, FL; Located along the North Washington Boulevard corridor; Portfolio features multiple tenant spaces for diversified occupancy
