Three-Property Office
For Sale
Contact for pricing
2001 S McCall Rd, Englewood, FL 34223
Portfolio combines office and multi-tenant commercial assets across Venice, Englewood, and Port Charlotte.
Property Size10,157 SF
Price / SF$255.88
Days on Market160
Property Features for 2001 S McCall Rd
General Information
Standard status
Active
Size
10,157 SF
Property subtype
Office
Zoning
OPI, CG
Building Details
Buildings
3
Listing Agency:
American Property Group of Sarasota Inc
(941) 923-0535
Listed By:
Adam Seidel · License #FL SL3213728
Source:
Crexi
Added: Mar 25
Changed: Aug 30
Last Checked: Aug 30 at 10:21AM
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 of Sarasota Inc
Investment Insights
Based on property information with market context.
This three-property commercial portfolio includes an office asset at 115 Shamrock Blvd, a multi-tenant retail and office property at 2001 S. McCall Road, and a two-unit property at 17835 Murdock Circle. The assets are located in Venice, Englewood, and Port Charlotte, respectively, and together contain 10,157 square feet.
Existing tenancy supports rental income across the portfolio, with the properties offering a mix of single-tenant and multi-tenant occupancy. The 2001 S. McCall Road property contributes multiple income streams, while the two-unit configuration at 17835 Murdock Circle adds further diversification. Zoning designations identified for the offering are OPI and CG.
Existing tenancy supports rental income across the portfolio, with the properties offering a mix of single-tenant and multi-tenant occupancy. The 2001 S. McCall Road property contributes multiple income streams, while the two-unit configuration at 17835 Murdock Circle adds further diversification. Zoning designations identified for the offering are OPI and CG.
Key Highlights
- Three‑property portfolio spanning Venice, Englewood, and Port Charlotte
- 10,157 square feet across the portfolio
- Office asset at 115 Shamrock Blvd
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
$180,682
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
6.95%
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%
$3,613,640
$3.6M
Cap Rate 7%
$2,581,171
$2.6M
Cap Rate 9%
$2,007,578
$2.0M
Market Conditions
NOI Build-Up for 10,157 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
$266.9K $26.28/SF
− Vacancy
−$8.8K −$0.87/SF
EGI
$258.1K $25.41/SF
− OpEx
−$77.4K −$7.62/SF
NOI
$180.7K $17.79/SF
Area
Charlotte County, FL
Vacancy
3.30%
Lease Rate
$26.28 /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%
$3,613,640
Cap Rate 7%
$2,581,171
Cap Rate 9%
$2,007,578
Alternative Uses
Best Use
Retail
$2.58M
$2.26M – $3.01M
NOI $180,682 @ 7.0% cap · market cap 6.95%
Second Best
Office B
$1.80M
$1.57M – $2.10M
NOI $125,711 @ 7.0% cap · market cap 4.84%
Theoretical Best
Office A
$3.33M
$2.91M – $3.88M
NOI $232,798 @ 7.0% cap · market cap 8.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
430
Businesses Nearby
Explore this area
Business Placement
Demographics for 34223, FL
19,118
Population
14,484
Households
1.3
Avg Household Size
66
Median Age
39%
College-Educated
96%
High-School Grad
41.9 sq mi
ZIP Area
456
Density / Sq Mi
$70,155
Median Household Income
$39,486
Median Earnings
$1,288
Median Rent
$358,000
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?
Office building - Portfolio combines office and multi-tenant commercial assets across Venice, Englewood, and Port Charlotte.
Where is this office building located?
The property is located at 2001 S McCall Rd Englewood, FL.
What is the asking price?
The asking price for this property is $2,599,000.
What are key features of this property?
This property features: Three‑property portfolio spanning Venice, Englewood, and Port Charlotte; 10,157 square feet across the portfolio; Office asset at 115 Shamrock Blvd
