Mixed-Use Development in Rosemary
For Sale
$450,000
410 N ORANGE Ave 118, Sarasota, FL 34236
30-unit mixed-use development with retail and residential spaces.
Property Size799 SF
Lot Size1.39 Acres
Price / SF$563.20
Days on Market166
Property Features for 410 N ORANGE Ave 118
General Information
Standard status
Active
Size
799 SF
Lot size
1.39 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$3,555
Building Details
Building Size
799 SF
Year Built
2025
Stories
1
Units
1
Listing Agency:
PREMIER SOTHEBYS INTL REALTY
(941) 920-1501
Listed By:
Anita Lambert · License #0345242
(941) 920-1501
Source:
Elliman
Added: Mar 10
Changed: Aug 10
Last Checked: Aug 21 at 9:46AM
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 PREMIER SOTHEBYS INTL REALTY
Investment Insights
Based on property information with market context.
Orange One is an upcoming 30-unit mixed-use development located in the Rosemary District of Downtown Sarasota. The development includes ten three-story condominium residences, ten retail condominium spaces, and ten three-story townhouses along 4th St. The 799-square-foot retail spaces line the sidewalks of North Orange Ave and are available in three different floor plans. These units are "gray boxes," allowing owners to customize the interior to their specific needs. The developers provide floor, wall, and ceiling systems, electric panels, fire sprinklers, and alarm systems, as well as rough in half-baths in each unit. The HOA maintains all exterior glass and door systems. The Rosemary district location offers access to 65 restaurants within five blocks, art galleries, theaters, a farmers market, the John Ringling Bridge, and Lido Beach. Downtown shopping, culinary options, and the Sarasota art scene are nearby. The new 50-acre Bay Sarasota Park and Sarasota Bay are also a few minutes away.
Key Highlights
- Prime downtown Sarasota location in the Rosemary District, offering high visibility and foot traffic.
- Opportunity to own a retail condominium unit instead of leasing, starting under $400,000.
- New construction (2025) in a rapidly developing area.
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
$14,007
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
3.11%
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%
$280,140
$280.1K
Cap Rate 7%
$200,100
$200.1K
Cap Rate 9%
$155,633
$155.6K
Market Conditions
NOI Build-Up for 799 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
$24.0K $30.00/SF
− Vacancy
−$1.6K −$1.95/SF
EGI
$22.4K $28.05/SF
− OpEx
−$8.4K −$10.52/SF
NOI
$14.0K $17.53/SF
Area
Manatee County, FL
Vacancy
6.50%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
37.50%
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%
$280,140
Cap Rate 7%
$200,100
Cap Rate 9%
$155,633
Alternative Uses
Best Use
Mixed Use
$200.1K
$175.1K – $233.5K
NOI $14,007 @ 7.0% cap · market cap 3.11%
Second Best
Retail
$140.4K
$122.8K – $163.8K
NOI $9,826 @ 7.0% cap · market cap 2.18%
Theoretical Best
Office A
$235.0K
$205.6K – $274.1K
NOI $16,447 @ 7.0% cap · market cap 3.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6,712
Businesses Nearby
169k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 32%
Leisure 26%
Groceries 20%
Dining 16%
Regal Hollywood - Sarasota
Leisure
43,722 visits/mo
0.5 miles
Whole Foods Market
Groceries
34,548 visits/mo
0.4 miles
Popeyes Louisiana Kitchen
Dining
9,093 visits/mo
0.4 miles
Hyde Park Prime Steakhouse
Dining
8,260 visits/mo
0.4 miles
Mobil
Shops & Services
7,951 visits/mo
0.4 miles
Demographics for 34236, FL
14,083
Population
11,661
Households
1.2
Avg Household Size
66
Median Age
62%
College-Educated
96%
High-School Grad
3.6 sq mi
ZIP Area
3,912
Density / Sq Mi
$96,400
Median Household Income
$48,828
Median Earnings
$2,010
Median Rent
$917,100
Median Home Value
Market
Vacancy Rate% for Retail in Sarasota, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 30-unit mixed-use development with retail and residential spaces.
Where is this mixed-use property located?
The property is located at 410 N ORANGE Ave 118 Sarasota, FL.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Prime downtown Sarasota location in the Rosemary District, offering high visibility and foot traffic.; Opportunity to own a retail condominium unit instead of leasing, starting under $400,000.; New construction (2025) in a rapidly developing area.
