Versatile Commercial Property For
For Sale
$699,000
3627 Webber St, Sarasota, FL 34232
Well-maintained commercial property with office and retail layout.
Property Size3,058 SF
Price / SF$228.58
Days on Market144
Property Features for 3627 Webber St
General Information
Standard status
Active
Size
3,058 SF
Building Details
Year Built
1982
Listing Agency:
AMERICAN PROPERTY GROUP
Listed By:
Marcia Cuttler · License ##SL3011453
(941) 923-0535
Source:
Susannelosso
Added: Apr 22
Changed: Sep 8
Last Checked: Sep 11 at 4:50PM
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 well-maintained commercial property features a versatile layout suitable for both office and retail use. The property is zoned CG, offering strong visibility and no association fees. It is suitable for either an owner-user or an investor seeking a stabilized asset with flexible use options. The first floor comprises 1,459 square feet of Class A office space, featuring a turnkey layout that includes three rooms with sinks, a private office, a reception area, a waiting room, a kitchenette, two restrooms, and a rear exit. The second floor also offers 1,459 square feet of space, configured as a large, open-concept area with a private exterior entrance and an additional restroom. The total property size is 3,058 square feet and is located on Webber Street in Sarasota, Florida.
Key Highlights
- Versatile office and retail layout suitable for owner‑user or investor.
- CG zoning allows for flexible use options.
- Strong visibility enhances business potential.
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
$49,936
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
7.14%
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%
$998,720
$998.7K
Cap Rate 7%
$713,371
$713.4K
Cap Rate 9%
$554,844
$554.8K
Market Conditions
NOI Build-Up for 3,058 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
$70.5K $23.04/SF
− Vacancy
−$3.9K −$1.27/SF
EGI
$66.6K $21.77/SF
− OpEx
−$16.6K −$5.44/SF
NOI
$49.9K $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%
$998,720
Cap Rate 7%
$713,371
Cap Rate 9%
$554,844
Alternative Uses
Best Use
Office B
$713.4K
$624.2K – $832.3K
NOI $49,936 @ 7.0% cap · market cap 7.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$899.3K
$786.9K – $1.05M
NOI $62,948 @ 7.0% cap · market cap 9.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
365
Businesses Nearby
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
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office units - Well-maintained commercial property with office and retail layout.
Where is this office units located?
The property is located at 3627 Webber St Sarasota, FL.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Versatile office and retail layout suitable for owner‑user or investor.; CG zoning allows for flexible use options.; Strong visibility enhances business potential.
