Manufacturing Property with Outdoor
For Sale
$2,100,000
4400 Middle Ave, Sarasota, FL 34234
Combined office, warehouse, and fenced yard support manufacturing, fabrication, distribution, and contractor operations.
Property Size8,000 SF
Price / SF$262.50
Days on Market45
Property Features for 4400 Middle Ave
General Information
Standard status
Active
Size
8,000 SF
Property subtype
Industrial - Manufacturing
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Additional Details
Clear Height
18 ft
Building Details
Building Size
8,000 SF
Year Built
1962
Buildings
2
Listing Agency:
Loyd Robbins & Co
(941) 957-9300
Listed By:
Loyd Robbins · License #3577625
Source:
Commercialcafe
Added: Jul 17
Changed: Aug 30
Last Checked: Aug 30 at 1:31PM
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 Loyd Robbins & Co
Investment Insights
Based on property information with market context.
This 8,000± SF manufacturing property combines finished office areas with warehouse and storage improvements. The office component includes a reception area, private offices, conference and work areas, restrooms, and flex rooms. Warehouse features include approximately 18-foot clear eave height, a 14' x 12' overhead roll-up door, and open floor space suited to manufacturing, fabrication, distribution, contractor operations, storage, or light industrial use. A newly constructed 1,200± SF rear storage building adds a separate overhead-door facility for inventory, equipment, specialty storage, or workshop activities.
The property also includes a fully fenced ½-acre± outdoor yard for vehicles, trailers, equipment, materials, or fleet storage. Located at 4400 Middle Ave in Sarasota, the site offers access to US-301, North Washington Boulevard, Downtown Sarasota, Sarasota-Bradenton International Airport, and Interstate 75. The building was constructed in 1962 and can accommodate both owner-user and investor strategies.
The property also includes a fully fenced ½-acre± outdoor yard for vehicles, trailers, equipment, materials, or fleet storage. Located at 4400 Middle Ave in Sarasota, the site offers access to US-301, North Washington Boulevard, Downtown Sarasota, Sarasota-Bradenton International Airport, and Interstate 75. The building was constructed in 1962 and can accommodate both owner-user and investor strategies.
Key Highlights
- 8,000± SF manufacturing property with office, warehouse, and storage areas
- Approximately 18‑foot clear eave height in the warehouse
- 14' x 12' overhead roll‑up door serving the warehouse
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
$81,724
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
3.89%
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%
$1,634,480
$1.6M
Cap Rate 7%
$1,167,486
$1.2M
Cap Rate 9%
$908,044
$908.0K
Market Conditions
NOI Build-Up for 8,000 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
$99.8K $12.48/SF
− Vacancy
−$3.7K −$0.46/SF
EGI
$96.1K $12.02/SF
− OpEx
−$14.4K −$1.80/SF
NOI
$81.7K $10.22/SF
Area
Manatee County, FL
Vacancy
3.70%
Lease Rate
$12.48 /SF/Yr
Expense Ratio
15.00%
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%
$1,634,480
Cap Rate 7%
$1,167,486
Cap Rate 9%
$908,044
Alternative Uses
Best Use
Warehouse
$1.17M
$1.02M – $1.36M
NOI $81,724 @ 7.0% cap · market cap 3.89%
Second Best
Flex RnD
$1.13M
$985.5K – $1.31M
NOI $78,842 @ 7.0% cap · market cap 3.75%
Theoretical Best
Office A
$2.35M
$2.06M – $2.74M
NOI $164,678 @ 7.0% cap · market cap 7.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
807
Businesses Nearby
Explore this area
Business Placement
Demographics for 34234, FL
20,858
Population
10,257
Households
2
Avg Household Size
42
Median Age
28%
College-Educated
86%
High-School Grad
6.5 sq mi
ZIP Area
3,209
Density / Sq Mi
$56,607
Median Household Income
$33,536
Median Earnings
$1,352
Median Rent
$222,900
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Combined office, warehouse, and fenced yard support manufacturing, fabrication, distribution, and contractor operations.
Where is this manufacturing property located?
The property is located at 4400 Middle Ave Sarasota, FL.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 8,000± SF manufacturing property with office, warehouse, and storage areas; Approximately 18‑foot clear eave height in the warehouse; 14' x 12' overhead roll‑up door serving the warehouse
