Freestanding Flex
For Sale
Contact for pricing
4444 North Washington Boulevard, Sarasota, FL 34234
Showroom, office, and warehouse areas support customer-facing and operational functions.
Property Size8,701 SF
Price / SF$252.27
Days on Market10
Property Features for 4444 North Washington Boulevard
General Information
Standard status
Active
Size
8,701 SF
Property subtype
Industrial
Zoning
ILW
Lease Type
NNN
Site & Location
Traffic Count
42,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1974
Buildings
1
Tenancy
Single
Listing Agency:
Ian Black Real Estate LLC
Listed By:
George W. Brusco · License #FL BK3406425
(941) 906-8688
Source:
Crexi
Added: Aug 24
Changed: Sep 1
Last Checked: Sep 1 at 10:25PM
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 Ian Black Real Estate LLC
Investment Insights
Based on property information with market context.
This freestanding flex property combines showroom, office, and warehouse areas within a commercial building constructed in 1974. The configuration accommodates customer-facing operations alongside storage, service, distribution, or other business functions. ILW zoning is identified for the property.
Located at 4444 North Washington Boulevard in Sarasota, the property fronts US Highway 301 and is positioned along a corridor reporting 42,000 vehicles per day. A signalized entrance provides access for customers, employees, and deliveries. The combination of public-facing space, back-of-house functionality, and direct highway exposure creates a practical layout for businesses needing both presentation and operational areas.
Located at 4444 North Washington Boulevard in Sarasota, the property fronts US Highway 301 and is positioned along a corridor reporting 42,000 vehicles per day. A signalized entrance provides access for customers, employees, and deliveries. The combination of public-facing space, back-of-house functionality, and direct highway exposure creates a practical layout for businesses needing both presentation and operational areas.
Key Highlights
- Showroom, office, and warehouse configuration
- 8,700± SF freestanding commercial property
- 42,000 vehicles per day reported along US Highway 301
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
$107,001
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
4.87%
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%
$2,140,020
$2.1M
Cap Rate 7%
$1,528,586
$1.5M
Cap Rate 9%
$1,188,900
$1.2M
Market Conditions
NOI Build-Up for 8,701 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
$156.6K $18.00/SF
− Vacancy
−$3.8K −$0.43/SF
EGI
$152.9K $17.57/SF
− OpEx
−$45.9K −$5.27/SF
NOI
$107.0K $12.30/SF
Area
Manatee County, FL
Vacancy
2.40%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,140,020
Cap Rate 7%
$1,528,586
Cap Rate 9%
$1,188,900
Alternative Uses
Best Use
Retail
$1.53M
$1.34M – $1.78M
NOI $107,001 @ 7.0% cap · market cap 4.87%
Second Best
Warehouse
$1.27M
$1.11M – $1.48M
NOI $88,885 @ 7.0% cap · market cap 4.05%
Theoretical Best
Office A
$2.56M
$2.24M – $2.99M
NOI $179,108 @ 7.0% cap · market cap 8.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
42,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
807
Businesses Nearby
Balanced
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Showroom, office, and warehouse areas support customer-facing and operational functions.
Where is this flex space located?
The property is located at 4444 North Washington Boulevard Sarasota, FL.
What is the asking price?
The asking price for this property is $2,195,000.
What are key features of this property?
This property features: Showroom, office, and warehouse configuration; 8,700± SF freestanding commercial property; 42,000 vehicles per day reported along US Highway 301
