Flex Space with Showroom and
New
For Sale
$5,495,000
2015 CATTLEMEN, Sarasota, FL 34232
Versatile commercial facility combining showroom, office, warehouse, manufacturing, and vacant office space for owner-user or investment use.
Property Size24,911 SF
Lot Size3.49 Acres
Price / SF$206.32
Days on Market2
Property Features for 2015 CATTLEMEN
General Information
Standard status
Active
Size
24,911 SF
Total Parking Spaces
88
Lot size
3.49 Acres
Property subtype
Commercial
Zoning
ILW
Occupancy
83%
Site & Location
Traffic Count
24,540 vehicles/day
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$47,564
Building Details
Building Size
24,911 SF
Year Built
1974
Buildings
3
Construction
concrete block
Tenancy
Multi
Listing Agency:
COMMERCIAL CONSULTANTS REALTY
Listed By:
Keith Frierson
(727) 946-0283
Source:
Elliman
Added: Sep 21
Last Checked: Sep 21 at 4:04AM
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 COMMERCIAL CONSULTANTS REALTY
Investment Insights
Based on property information with market context.
This 26,633-square-foot flex facility occupies 3.49 acres and combines retail showroom, office, warehouse and storage, manufacturing, and an upper-level office suite. The property includes two concrete block buildings measuring 20,347 SF and 4,564 SF, along with a detached 1,722 SF masonry storage structure. A total of 4,610 SF of office space is vacant, while the property is 83 % leased. Existing improvements include an upscale kitchen and bath showroom, corporate offices, a manufacturing shop, and separately demised space.
The property is located along the Cattlemen Road corridor in Sarasota, with 250 feet of direct road frontage, street-fronting monument signage, and 88+ parking spaces. Traffic is reported at 24,540 VPD, and the site is positioned between Fruitville Rd and Bee Ridge Rd with rapid I-75 access. Zoning is ILW (Industrial Light & Warehousing - Sarasota County).
The property is located along the Cattlemen Road corridor in Sarasota, with 250 feet of direct road frontage, street-fronting monument signage, and 88+ parking spaces. Traffic is reported at 24,540 VPD, and the site is positioned between Fruitville Rd and Bee Ridge Rd with rapid I-75 access. Zoning is ILW (Industrial Light & Warehousing - Sarasota County).
Key Highlights
- 26,633 SF flex facility on a 3.49‑acre site
- 83 % leased with 4,610 SF of vacant office space
- 250’ of direct road frontage and 24,540 VPD
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
$327,522
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
5.96%
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%
$6,550,440
$6.6M
Cap Rate 7%
$4,678,886
$4.7M
Cap Rate 9%
$3,639,133
$3.6M
Market Conditions
NOI Build-Up for 26,633 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
$479.4K $18.00/SF
− Vacancy
−$11.5K −$0.43/SF
EGI
$467.9K $17.57/SF
− OpEx
−$140.4K −$5.27/SF
NOI
$327.5K $12.30/SF
Area
Manatee County, FL
Vacancy
2.40%
Lease Rate
$18.00 /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%
$6,550,440
Cap Rate 7%
$4,678,886
Cap Rate 9%
$3,639,133
Alternative Uses
Best Use
Retail
$4.68M
$4.09M – $5.46M
NOI $327,522 @ 7.0% cap · market cap 5.96%
Second Best
Warehouse
$3.89M
$3.40M – $4.53M
NOI $272,070 @ 7.0% cap · market cap 4.95%
Theoretical Best
Office A
$7.83M
$6.85M – $9.14M
NOI $548,235 @ 7.0% cap · market cap 9.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
24,540 VPD
Traffic count
83%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
910
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 34232, FL
34,671
Population
17,248
Households
2
Avg Household Size
47
Median Age
34%
College-Educated
93%
High-School Grad
11.0 sq mi
ZIP Area
3,152
Density / Sq Mi
$81,041
Median Household Income
$44,166
Median Earnings
$1,836
Median Rent
$332,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial facility combining showroom, office, warehouse, manufacturing, and vacant office space for owner-user or investment use.
Where is this flex space located?
The property is located at 2015 CATTLEMEN Sarasota, FL.
What is the asking price?
The asking price for this property is $5,495,000.
What are key features of this property?
This property features: 26,633 SF flex facility on a 3.49‑acre site; 83 % leased with 4,610 SF of vacant office space; 250’ of direct road frontage and 24,540 VPD
