Main-Floor Medical Office
For Sale
$399,000
6-8245 Vicela Dr, Sarasota, FL 34240
Two adjacent main-floor suites are available, with air conditioning and unassigned parking for up to 8 vehicles.
Property Size1,500 SF
Price / SF$266
Days on Market131
Property Features for 6-8245 Vicela Dr
General Information
Standard status
Active
Size
1,500 SF
Total Parking Spaces
8
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$4,025
Building Details
Year Built
2008
Year Renovated
2017
Listing Agency:
BRIGHT REALTY
Listed By:
Rik Powell · License #3378707
(941) 552-6036
Source:
Exprealty
Added: Apr 28
Changed: Aug 20
Last Checked: Sep 5 at 1:37PM
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 BRIGHT REALTY
Investment Insights
Based on property information with market context.
This offering includes Unit 6 and Unit 7, which may be purchased together as a single combined unit totaling 3,000 square feet of air-conditioned space. Located on the corner of the building on the main floor, the suites have been leased for the past 8 years to the same tenant and were used as an Autistic Behavioral Center. Finish-out was performed in 2017 by Fred Starling, and the building dates to 2008. The owner is willing to replace the common wall separating the two units if only one unit is purchased, allowing for a more unified layout.
Unassigned parking for both units 6 and 7 totals 8 spaces. The property is a little over 2 miles to Interstate 75.
Information provided is deemed reliable but not guaranteed, and buyers are advised to verify all details, including measurements, with their agent.
Unassigned parking for both units 6 and 7 totals 8 spaces. The property is a little over 2 miles to Interstate 75.
Information provided is deemed reliable but not guaranteed, and buyers are advised to verify all details, including measurements, with their agent.
Key Highlights
- Units 6 and 7 can be sold together as one single unit totaling 3,000 SF with air conditioning
- Both units are on the main floor and located on a corner position within the building
- Leased for the past 8 years to the same tenant; previously used as an Autistic Behavioral Center
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
$24,494
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
6.14%
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%
$489,880
$489.9K
Cap Rate 7%
$349,914
$349.9K
Cap Rate 9%
$272,156
$272.2K
Market Conditions
NOI Build-Up for 1,500 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
$34.6K $23.04/SF
− Vacancy
−$1.9K −$1.27/SF
EGI
$32.7K $21.77/SF
− OpEx
−$8.2K −$5.44/SF
NOI
$24.5K $16.33/SF
Area
Manatee County, FL
Vacancy
5.50%
Lease Rate
$23.04 /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%
$489,880
Cap Rate 7%
$349,914
Cap Rate 9%
$272,156
Alternative Uses
Best Use
Office B
$349.9K
$306.2K – $408.2K
NOI $24,494 @ 7.0% cap · market cap 6.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$441.1K
$386.0K – $514.6K
NOI $30,877 @ 7.0% cap · market cap 7.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
352
Businesses Nearby
Explore this area
Business Placement
Demographics for 34240, FL
14,428
Population
7,570
Households
1.9
Avg Household Size
49
Median Age
52%
College-Educated
98%
High-School Grad
66.5 sq mi
ZIP Area
217
Density / Sq Mi
$126,048
Median Household Income
$53,284
Median Earnings
$2,306
Median Rent
$622,100
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 - Two adjacent main-floor suites are available, with air conditioning and unassigned parking for up to 8 vehicles.
Where is this office units located?
The property is located at 6-8245 Vicela Dr Sarasota, FL.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Units 6 and 7 can be sold together as one single unit totaling 3,000 SF with air conditioning; Both units are on the main floor and located on a corner position within the building; Leased for the past 8 years to the same tenant; previously used as an Autistic Behavioral Center
