Sarasota Duplex with RV
For Sale
$849,000
Pending
1860 SOUTHPOINTE Dr, Sarasota, FL 34231
Duplex in Sarasota with RV hookup and boat dock access.
Property Size1,993 SF
Lot Size0.29 Acres
Days on Market276
Property Features for 1860 SOUTHPOINTE Dr
General Information
Standard status
Pending
Size
1,993 SF
Lot size
0.29 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$6,409
Building Details
Building Size
1,993 SF
Year Built
1972
Units
2
Listing Agency:
AMERICAN PROPERTY GROUP
(941) 544-8780
Listed By:
Leslye Seidel
(941) 544-8780
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 8
Last Checked: Jul 23 at 7:29AM
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
Investment Insights
Based on property information with market context.
This duplex property, totaling 1,993 square feet, presents an investment opportunity in Sarasota, Florida. The property comprises two units, each approximately 996 square feet, and features two bedrooms and two bathrooms per unit. A rare RV full hookup pad is included, along with a two-car garage. Residents have access to a community boat dock.
Key Highlights
- Excellent investment opportunity in Sarasota, FL with rental income potential.
- Two spacious units, each with 2 bedrooms and 2 bathrooms.
- Rare RV full hookup pad.
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
$26,181
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
3.08%
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%
$523,620
$523.6K
Cap Rate 7%
$374,014
$374.0K
Cap Rate 9%
$290,900
$290.9K
Market Conditions
NOI Build-Up for 1,993 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
$39.5K $19.80/SF
− Vacancy
−$2.1K −$1.03/SF
EGI
$37.4K $18.77/SF
− OpEx
−$11.2K −$5.63/SF
NOI
$26.2K $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%
$523,620
Cap Rate 7%
$374,014
Cap Rate 9%
$290,900
Alternative Uses
Best Use
Multifamily LT 5
$374.0K
$327.3K – $436.4K
NOI $26,181 @ 7.0% cap · market cap 3.08%
Second Best
Apartment 5plus
$344.5K
$301.4K – $401.9K
NOI $24,115 @ 7.0% cap · market cap 2.84%
Theoretical Best
Office A
$586.1K
$512.8K – $683.8K
NOI $41,026 @ 7.0% cap · market cap 4.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
331
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Duplex in Sarasota with RV hookup and boat dock access.
Where is this duplex located?
The property is located at 1860 SOUTHPOINTE Dr Sarasota, FL.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Excellent investment opportunity in Sarasota, FL with rental income potential.; Two spacious units, each with **2 bedrooms and 2 bathrooms**.; Rare RV full hookup pad.
