Executive Office Suite
For Sale
$1,300,000
4f-1500 E Venice Ave, Venice, FL 34285
Second-floor suite portfolio offers privacy with dedicated lobby and elevator access, with two suites currently leased.
Property Size6,639 SF
Price / SF$195.81
Days on Market206
Property Features for 4f-1500 E Venice Ave
General Information
Standard status
Active
Size
6,639 SF
Occupancy
33%
Additional Details
Office Units
6
Taxes and HOA fees
Annual Taxes
$12,633
Building Details
Tenancy
Multi
Listing Agency:
SENSIBLE PROPERTY MANAGMENT
(813) 831-7368
Listed By:
Jason Welch · License #3272633
(727) 481-4502
Source:
Exprealty
Added: Feb 13
Changed: Sep 5
Last Checked: Sep 6 at 10:27AM
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 SENSIBLE PROPERTY MANAGMENT
Investment Insights
Based on property information with market context.
This second-floor executive suite portfolio totals 6,639 square feet and is laid out into six private office suites. The configuration supports professional office use, medical office use, or consolidation for a single larger corporate user, making the space flexible for a range of owner-user and leasing strategies. The building is described as professionally maintained with modern construction intended to serve long-term, high-quality tenants.
The offering is located at 4F-1500 E Venice Ave in Venice, Florida, with the suite location positioned for strong visibility and accessibility along E Venice Avenue. As described in the materials, Unit 4F includes exclusive use and control of the building’s main lobby and elevator, creating a more private, executive-level entry experience separate from other tenants.
Currently, two of the six suites are leased, while four suites are vacant, providing the new owner with immediate space to lease based on their operating plan. For an owner-user, the dedicated entry experience supports a more controlled reception and client arrival flow. For an investor, the mix of in-place occupancy and available suites offers a practical path to stabilize and expand income within this established office building.
The offering is located at 4F-1500 E Venice Ave in Venice, Florida, with the suite location positioned for strong visibility and accessibility along E Venice Avenue. As described in the materials, Unit 4F includes exclusive use and control of the building’s main lobby and elevator, creating a more private, executive-level entry experience separate from other tenants.
Currently, two of the six suites are leased, while four suites are vacant, providing the new owner with immediate space to lease based on their operating plan. For an owner-user, the dedicated entry experience supports a more controlled reception and client arrival flow. For an investor, the mix of in-place occupancy and available suites offers a practical path to stabilize and expand income within this established office building.
Key Highlights
- 6,639 SF entire second‑floor executive suite portfolio configured into six suites
- Unit 4F includes exclusive use/control of the building’s main lobby and elevator for a dedicated entry experience
- Two of the six suites are currently leased, providing immediate rental income
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
$96,797
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
7.45%
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%
$1,935,940
$1.9M
Cap Rate 7%
$1,382,814
$1.4M
Cap Rate 9%
$1,075,522
$1.1M
Market Conditions
NOI Build-Up for 6,639 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
$143.4K $21.60/SF
− Vacancy
−$14.3K −$2.16/SF
EGI
$129.1K $19.44/SF
− OpEx
−$32.3K −$4.86/SF
NOI
$96.8K $14.58/SF
Area
Sarasota County, FL
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$1,935,940
Cap Rate 7%
$1,382,814
Cap Rate 9%
$1,075,522
Alternative Uses
Best Use
Office B
$1.38M
$1.21M – $1.61M
NOI $96,797 @ 7.0% cap · market cap 7.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.89M
$1.65M – $2.20M
NOI $132,080 @ 7.0% cap · market cap 10.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Office units
33.3%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,117
Businesses Nearby
Explore this area
Business Placement
Demographics for 34285, FL
18,971
Population
16,081
Households
1.2
Avg Household Size
70
Median Age
40%
College-Educated
95%
High-School Grad
8.3 sq mi
ZIP Area
2,286
Density / Sq Mi
$67,712
Median Household Income
$37,959
Median Earnings
$1,485
Median Rent
$295,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Second-floor suite portfolio offers privacy with dedicated lobby and elevator access, with two suites currently leased.
Where is this office units located?
The property is located at 4f-1500 E Venice Ave Venice, FL.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 6,639 SF entire second‑floor executive suite portfolio configured into six suites; Unit 4F includes exclusive use/control of the building’s main lobby and elevator for a dedicated entry experience; Two of the six suites are currently leased, providing immediate rental income
