Air-Conditioned Industrial Flex
For Sale
Contact for pricing
5654 SARAH AVE, Sarasota, FL 34233
Air-conditioned industrial flex building with offices, conference space, and multiple overhead doors on well and septic.
Property Size7,680 SF
Price / SF$221.35
Days on Market102
Property Features for 5654 SARAH AVE
General Information
Standard status
Active
Size
7,680 SF
Property subtype
Industrial
Zoning
I
Additional Details
Drive-In Doors
3
Taxes and HOA fees
Annual Taxes
$12,366
Building Details
Building Size
7,680 SF
Year Built
1982
Tenancy
Multi
Listing Agency:
RE/MAX ALLIANCE GROUP
Listed By:
Erick Shumway · License #3252868
(941) 544-3718
Source:
Thefullerproperties
Added: Jun 4
Changed: Sep 11
Last Checked: Sep 12 at 9:00AM
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 RE/MAX ALLIANCE GROUP
Investment Insights
Based on property information with market context.
This air-conditioned industrial flex building totals 7,680 SF and is configured with many offices, including a dedicated conference room. The property is served by well and septic, with the septic located at the rear of the building. There are three overhead doors in the main building area, plus an extra small overhead door on the south side of the building that is described as boxed in.
The property is located north of Clark Rd on Sarah Ave. Parking is on the north side of the building. The building currently has two tenants operating on month-to-month leases.
For buyers or owner-users, the combination of industrial door access and substantial office/conference space supports a range of back-office, light industrial, and mixed-use tenancy needs. The existing tenant setup may also provide continuity, as the owner indicates tenants may be willing to stay with a new lease. The owner would consider possible owner financing.
The property is located north of Clark Rd on Sarah Ave. Parking is on the north side of the building. The building currently has two tenants operating on month-to-month leases.
For buyers or owner-users, the combination of industrial door access and substantial office/conference space supports a range of back-office, light industrial, and mixed-use tenancy needs. The existing tenant setup may also provide continuity, as the owner indicates tenants may be willing to stay with a new lease. The owner would consider possible owner financing.
Key Highlights
- 7680 SF industrial building built in 1982, zoned I
- Air‑conditioned building with many offices and a nice conference room
- Two tenants on month‑to‑month leases: 2000 SF tenant and 5600 SF +/- tenant
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
$78,455
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
4.61%
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%
$1,569,100
$1.6M
Cap Rate 7%
$1,120,786
$1.1M
Cap Rate 9%
$871,722
$871.7K
Market Conditions
NOI Build-Up for 7,680 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
$95.8K $12.48/SF
− Vacancy
−$3.5K −$0.46/SF
EGI
$92.3K $12.02/SF
− OpEx
−$13.8K −$1.80/SF
NOI
$78.5K $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%
$1,569,100
Cap Rate 7%
$1,120,786
Cap Rate 9%
$871,722
Alternative Uses
Best Use
Warehouse
$1.12M
$980.7K – $1.31M
NOI $78,455 @ 7.0% cap · market cap 4.61%
Second Best
Flex RnD
$1.08M
$946.1K – $1.26M
NOI $75,689 @ 7.0% cap · market cap 4.45%
Theoretical Best
Office A
$2.26M
$1.98M – $2.63M
NOI $158,091 @ 7.0% cap · market cap 9.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Drive-in doors
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,434
Businesses Nearby
Well-served
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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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 - Air-conditioned industrial flex building with offices, conference space, and multiple overhead doors on well and septic.
Where is this flex space located?
The property is located at 5654 SARAH AVE Sarasota, FL.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: 7680 SF industrial building built in 1982, zoned I; Air‑conditioned building with many offices and a nice conference room; Two tenants on month‑to‑month leases: 2000 SF tenant and 5600 SF +/- tenant
