Mixed-Use Retail Office
For Sale
Under Contract
$352,800
430 KUMQUAT Court, Sarasota, FL 34236
Commercial Sale, SARASOTA, FL
Property Size882 SF
Price / SF$400
Days on Market1542
Property Features for 430 KUMQUAT Court
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning
DTE
Pets allowed
Yes, Number Limit
Accessibility
Accessible Elevator Installed, Accessible Approach with Ramp
Subdivision
VILLA BALLADA
Lot features
Central Business District, Curb and Gutters, Fire Hydrant, City Limits, Near Public Transit, Neighbourhood, Sidewalk, Paved
Directions
From I75, travel west on Fruitville Road exit; once in downtown, turn right on Lemon Ave, right on 4th St., and left onto Kumquat Court. Property is behind chain link fence on right. Kumquat Court runs between Blvd of the Arts and 4th St. The property is located one and one half blocks N of Fruitville Rd. and is between Lemon Ave and Orange Ave.
Standard status
Active Under Contract
APN
2026110093-106
Size
882 SF
Taxes and HOA fees
Tax Year
2021
Tax Description
UNIT 106, VILLA BALLADA
Tax Annual Amount
3500
Legal Description
UNIT 106, VILLA BALLADA
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Electric (Heating)
Building Details
Number of units
22
Flooring type
Concrete
Building materials
Block, Concrete, Stucco
Roof type
Membrane, Built-Up
Listing Agency:
PREMIER SOTHEBYS INTL REALTY · Sotheby's International Realty
(941) 364-4000
Listed By:
Frank Lambert · License #0345242
(941) 920-1500
Added: Jun 27, 2022
Changed: Sep 2
Last Checked: Sep 15 at 4:06AM
MLS# A4540543
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This pre-construction mixed-use condominium project includes commercial suites intended for retail or professional office use beneath residential units. The available space measures 882 square feet and is being delivered under construction with concrete flooring, masonry separation between suites, and a rough-in ready for an optional individual electric heating and cooling system. Block, concrete, and stucco are specified for the building, with membrane and built-up roofing.
The property is located at 430 Kumquat Court in downtown Sarasota’s Rosemary District, with street-side access and nearby public street parking on Kumquat Court, 4th Street, Lemon Avenue, and Orange Avenue. The surrounding area includes the Citrus Square and Orange Avenue commercial districts, Fruitville Road, restaurants, shopping, arts and cultural venues, a farmers market, and Whole Foods. Public sewer service and phone availability are noted, along with an accessible approach ramp and elevator.
The property is located at 430 Kumquat Court in downtown Sarasota’s Rosemary District, with street-side access and nearby public street parking on Kumquat Court, 4th Street, Lemon Avenue, and Orange Avenue. The surrounding area includes the Citrus Square and Orange Avenue commercial districts, Fruitville Road, restaurants, shopping, arts and cultural venues, a farmers market, and Whole Foods. Public sewer service and phone availability are noted, along with an accessible approach ramp and elevator.
Key Highlights
- 882 square feet of commercial condominium space
- DTE zoning in Sarasota’s Rosemary District
- Pre‑construction delivery with concrete floors and masonry walls between suites
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
$15,463
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
4.38%
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%
$309,260
$309.3K
Cap Rate 7%
$220,900
$220.9K
Cap Rate 9%
$171,811
$171.8K
Market Conditions
NOI Build-Up for 882 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
$26.5K $30.00/SF
− Vacancy
−$1.7K −$1.95/SF
EGI
$24.7K $28.05/SF
− OpEx
−$9.3K −$10.52/SF
NOI
$15.5K $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%
$309,260
Cap Rate 7%
$220,900
Cap Rate 9%
$171,811
Alternative Uses
Best Use
Mixed Use
$220.9K
$193.3K – $257.7K
NOI $15,463 @ 7.0% cap · market cap 4.38%
Second Best
Office B
$205.8K
$180.0K – $240.1K
NOI $14,403 @ 7.0% cap · market cap 4.08%
Theoretical Best
Office A
$259.4K
$227.0K – $302.6K
NOI $18,156 @ 7.0% cap · market cap 5.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
6,274
Businesses Nearby
Explore this area
Business Placement
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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?
Mixed-use property - Pre-construction commercial suites offer street-level access and customizable interiors in Sarasota’s Rosemary District.
Where is this mixed-use property located?
The property is located at 430 KUMQUAT Court Sarasota, FL.
What is the asking price?
The asking price for this property is $352,800.
What are key features of this property?
This property features: 882 square feet of commercial condominium space; DTE zoning in Sarasota’s Rosemary District; Pre‑construction delivery with concrete floors and masonry walls between suites
