Second-Floor Office
For Sale
Contact for pricing
2477 Stickney Point Rd Suite 202A, Sarasota, FL 34231
Adaptable professional suite with elevator service, parking, and a flexible layout for medical or traditional office use.
Property Size1,491 SF
Price / SF$361.50
Days on Market139
Property Features for 2477 Stickney Point Rd Suite 202A
General Information
Standard status
Active
Size
1,491 SF
Class
B
Elevators
Yes
Property subtype
Office
Zoning
OPI
Additional Details
Floor
2
Highway Access
Yes
Amenities
atrium-style environment
landscaped grounds
Building Details
Year Built
1982
Stories
1
Tenancy
Multi
Listing Agency:
Michael Saunders & Company
(941) 809-6351
Listed By:
Eric Massey · License #FL 604760
Source:
Crexi
Added: Apr 15
Changed: Aug 30
Last Checked: Aug 30 at 3:54PM
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 Michael Saunders & Company
Investment Insights
Based on property information with market context.
This 1,491-square-foot office condo occupies the second floor of a multi-tenant professional park. The adaptable layout can support exam rooms, consultation areas, a reception or waiting area, or conventional private and open office arrangements. Elevator access serves the suite, while the property includes open parking and an atrium-style common environment with landscaped grounds. Built in 1982, the property carries OPI zoning.
The office is located at 2477 Stickney Point Road in Sarasota, along an east-west corridor with access to US 41/Tamiami Trail and I-75, which is under 4.5 miles away. The Siesta Key South Bridge, Gulf Gate shopping and dining, and Esplanade at Siesta Key are also identified as nearby destinations.
The space is presented for medical or traditional professional office use and may suit an owner-user or an investor, according to the stated property information.
The office is located at 2477 Stickney Point Road in Sarasota, along an east-west corridor with access to US 41/Tamiami Trail and I-75, which is under 4.5 miles away. The Siesta Key South Bridge, Gulf Gate shopping and dining, and Esplanade at Siesta Key are also identified as nearby destinations.
The space is presented for medical or traditional professional office use and may suit an owner-user or an investor, according to the stated property information.
Key Highlights
- 1,491 SF second‑floor office condo with a flexible configuration
- Elevator access, open parking, atrium‑style setting, and landscaped grounds
- OPI zoning; suitable for medical or traditional office use
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
$24,347
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
4.52%
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%
$486,940
$486.9K
Cap Rate 7%
$347,814
$347.8K
Cap Rate 9%
$270,522
$270.5K
Market Conditions
NOI Build-Up for 1,491 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
$34.4K $23.04/SF
− Vacancy
−$1.9K −$1.27/SF
EGI
$32.5K $21.77/SF
− OpEx
−$8.1K −$5.44/SF
NOI
$24.3K $16.33/SF
Area
Manatee County, FL
Vacancy
5.50%
Lease Rate
$23.04 /SF/Yr
Expense Ratio
25.00%
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%
$486,940
Cap Rate 7%
$347,814
Cap Rate 9%
$270,522
Alternative Uses
Best Use
Office B
$347.8K
$304.3K – $405.8K
NOI $24,347 @ 7.0% cap · market cap 4.52%
Second Best
Healthcare Medical
$328.8K
$287.7K – $383.7K
NOI $23,019 @ 7.0% cap · market cap 4.27%
Theoretical Best
Office A
$438.5K
$383.7K – $511.5K
NOI $30,692 @ 7.0% cap · market cap 5.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,605
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Adaptable professional suite with elevator service, parking, and a flexible layout for medical or traditional office use.
Where is this office units located?
The property is located at 2477 Stickney Point Rd Suite 202A Sarasota, FL.
What is the asking price?
The asking price for this property is $539,000.
What are key features of this property?
This property features: 1,491 SF second‑floor office condo with a flexible configuration; Elevator access, open parking, atrium‑style setting, and landscaped grounds; OPI zoning; suitable for medical or traditional office use
