Double-Unit Office
For Sale
$480,000
2m-1521 Tamiami Trl S, Venice, FL 34285
Well-maintained office condominium with private access, reception, multiple offices, and two restrooms.
Property Size1,178 SF
Price / SF$407.47
Days on Market14
Property Features for 2m-1521 Tamiami Trl S
General Information
Standard status
Active
Size
1,178 SF
Elevators
Yes
Additional Details
Office Units
2
Taxes and HOA fees
Annual Taxes
$1,989
Listing Agency:
PETER PIKE LIC. R.E. BROKER
(941) 323-9655
Listed By:
Ivan Gould, PA · License #3275540
(941) 323-9655
Source:
Exprealty
Added: Aug 18
Changed: Aug 31
Last Checked: Aug 31 at 1:49AM
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 PETER PIKE LIC. R.E. BROKER
Investment Insights
Based on property information with market context.
This office condominium combines two adjoining office units in a professional configuration. The suite includes a private entrance, reception area, eight offices, and two bathrooms, with the space described as being in good condition. The individual units measure 1,156 square feet and 1,178 square feet, respectively.
An additional 778-square-foot area is available upstairs and is accessible by elevator. The property is located at 2m-1521 Tamiami Trl S in Venice, Florida, providing a defined office setting for an owner-user or business operation.
An additional 778-square-foot area is available upstairs and is accessible by elevator. The property is located at 2m-1521 Tamiami Trl S in Venice, Florida, providing a defined office setting for an owner-user or business operation.
Key Highlights
- Two adjoining office units measuring 1,156 square feet and 1,178 square feet
- Private entrance with reception area
- Eight offices and two bathrooms
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
$17,175
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
3.58%
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%
$343,500
$343.5K
Cap Rate 7%
$245,357
$245.4K
Cap Rate 9%
$190,833
$190.8K
Market Conditions
NOI Build-Up for 1,178 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
$25.4K $21.60/SF
− Vacancy
−$2.5K −$2.16/SF
EGI
$22.9K $19.44/SF
− OpEx
−$5.7K −$4.86/SF
NOI
$17.2K $14.58/SF
Area
Sarasota County, FL
Vacancy
10.00%
Lease Rate
$21.60 /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%
$343,500
Cap Rate 7%
$245,357
Cap Rate 9%
$190,833
Alternative Uses
Best Use
Office B
$245.4K
$214.7K – $286.3K
NOI $17,175 @ 7.0% cap · market cap 3.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$334.8K
$293.0K – $390.6K
NOI $23,436 @ 7.0% cap · market cap 4.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
387
Businesses Nearby
Explore this area
Business Placement
Demographics for 34285, FL
18,971
Population
16,081
Households
1.2
Avg Household Size
70
Median Age
40%
College-Educated
95%
High-School Grad
8.3 sq mi
ZIP Area
2,286
Density / Sq Mi
$67,712
Median Household Income
$37,959
Median Earnings
$1,485
Median Rent
$295,400
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 - Well-maintained office condominium with private access, reception, multiple offices, and two restrooms.
Where is this office units located?
The property is located at 2m-1521 Tamiami Trl S Venice, FL.
What is the asking price?
The asking price for this property is $480,000.
What are key features of this property?
This property features: Two adjoining office units measuring 1,156 square feet and 1,178 square feet; Private entrance with reception area; Eight offices and two bathrooms
