Industrial Flex
For Sale
Contact for pricing
4545 Mariotti Ct, Sarasota, FL 34233
Flexible commercial space suited to light industrial, office, contractor, showroom, and specialty trade operations.
Property Size1,458 SF
Price / SF$288.07
Days on Market134
Property Features for 4545 Mariotti Ct
General Information
Standard status
Active
Size
1,458 SF
Property subtype
INDUSTRIAL
Listing Agency:
Harry Robbins Assoc Inc
(941) 924-8346
Listed By:
Kevin L Robbins · License #SL3042951
(941) 724-2321
Source:
Moodyscre
Added: Apr 22
Changed: Aug 30
Last Checked: Aug 30 at 2:57AM
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 Harry Robbins Assoc Inc
Investment Insights
Based on property information with market context.
Unit N at 4545 Mariotti Court is a 1,458-square-foot industrial flex condo within McIntosh Business Park. The space is identified as suitable for light industrial operations, professional office use, contractor activities, showroom functions, and specialty trade businesses.
The property is positioned just south of Clark Road in Sarasota County’s primary industrial corridor. The Clark Road/I-75 interchange is minutes away, supporting access for distribution, service routing, and clients serving the Sarasota-Bradenton metro area.
The property is positioned just south of Clark Road in Sarasota County’s primary industrial corridor. The Clark Road/I-75 interchange is minutes away, supporting access for distribution, service routing, and clients serving the Sarasota-Bradenton metro area.
Key Highlights
- 1,458‑square‑foot industrial flex condo
- Unit N at McIntosh Business Park
- Located just south of Clark Road
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
$14,369
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
3.42%
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%
$287,380
$287.4K
Cap Rate 7%
$205,271
$205.3K
Cap Rate 9%
$159,656
$159.7K
Market Conditions
NOI Build-Up for 1,458 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
$23.3K $15.96/SF
− Vacancy
−$1.2K −$0.80/SF
EGI
$22.1K $15.16/SF
− OpEx
−$7.7K −$5.31/SF
NOI
$14.4K $9.86/SF
Area
Manatee County, FL
Vacancy
5.00%
Lease Rate
$15.96 /SF/Yr
Expense Ratio
35.00%
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%
$287,380
Cap Rate 7%
$205,271
Cap Rate 9%
$159,656
Alternative Uses
Best Use
Flex RnD
$205.3K
$179.6K – $239.5K
NOI $14,369 @ 7.0% cap · market cap 3.42%
Second Best
Industrial
$175.2K
$153.3K – $204.4K
NOI $12,266 @ 7.0% cap · market cap 2.92%
Theoretical Best
Office A
$428.8K
$375.2K – $500.2K
NOI $30,013 @ 7.0% cap · market cap 7.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,083
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 34233, FL
18,723
Population
9,427
Households
2
Avg Household Size
52
Median Age
41%
College-Educated
95%
High-School Grad
6.1 sq mi
ZIP Area
3,069
Density / Sq Mi
$77,041
Median Household Income
$44,222
Median Earnings
$1,787
Median Rent
$364,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Alday's BBQ — 3877 Clark Rd, Sarasota, FL 34233
- Paisani Food Truck — 4478 McAshton St, Sarasota, FL 34233
Frequently Asked Questions
What type of property is this?
Flex space - Flexible commercial space suited to light industrial, office, contractor, showroom, and specialty trade operations.
Where is this flex space located?
The property is located at 4545 Mariotti Ct Sarasota, FL.
What is the asking price?
The asking price for this property is $420,000.
What are key features of this property?
This property features: 1,458‑square‑foot industrial flex condo; Unit N at McIntosh Business Park; Located just south of Clark Road
