Fenced-Yard
For Sale
Contact for pricing
6099 Deacon Rd, Sarasota, FL 34238
Industrial facility combining warehouse operations, office space, overhead loading, and secured outdoor storage.
Property Size5,280 SF
Price / SF$416.67
Days on Market15
Property Features for 6099 Deacon Rd
General Information
Standard status
Active
Size
5,280 SF
Property subtype
Industrial
Zoning
I
Investment Type
Owner/User
Building Details
Year Built
1981
Buildings
1
Listing Agency:
American Property Group of Sarasota Inc
(941) 923-0535
Listed By:
Brian Seidel · License #FL 3123085
Source:
Crexi
Added: Aug 17
Changed: Aug 30
Last Checked: Aug 30 at 8:57PM
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 American Property Group of Sarasota Inc
Investment Insights
Based on property information with market context.
Built in 1981, this 5,280-square-foot warehouse property combines industrial work space with a two-level office component that overlooks the main floor. Multiple overhead doors support loading and internal circulation, while the fully fenced yard provides secured outdoor storage capacity. The property occupies approximately one acre at the end of a cul-de-sac and carries I zoning. Its configuration accommodates warehouse functions, administrative space, and exterior storage within one facility.
The property is located near Palmer Ranch and Clark Road in Sarasota, providing access to established commercial and industrial surroundings. The combination of office build-out, overhead-door access, fenced yard area, and acreage creates a practical layout for industrial operations and related service uses.
The property is located near Palmer Ranch and Clark Road in Sarasota, providing access to established commercial and industrial surroundings. The combination of office build-out, overhead-door access, fenced yard area, and acreage creates a practical layout for industrial operations and related service uses.
Key Highlights
- 5,280‑square‑foot warehouse property built in 1981
- Approximately one acre at the end of a cul‑de‑sac
- Fully fenced yard for equipment, vehicles, or outdoor storage
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
$86,220
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
3.92%
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%
$1,724,400
$1.7M
Cap Rate 7%
$1,231,714
$1.2M
Cap Rate 9%
$958,000
$958.0K
Market Conditions
NOI Build-Up for 5,280 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
$121.7K $23.04/SF
− Vacancy
−$6.7K −$1.27/SF
EGI
$115.0K $21.77/SF
− OpEx
−$28.7K −$5.44/SF
NOI
$86.2K $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%
$1,724,400
Cap Rate 7%
$1,231,714
Cap Rate 9%
$958,000
Alternative Uses
Best Use
Office B
$1.23M
$1.08M – $1.44M
NOI $86,220 @ 7.0% cap · market cap 3.92%
Second Best
Warehouse
$770.5K
$674.2K – $899.0K
NOI $53,938 @ 7.0% cap · market cap 2.45%
Theoretical Best
Office A
$1.55M
$1.36M – $1.81M
NOI $108,688 @ 7.0% cap · market cap 4.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,254
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 34238, FL
22,050
Population
14,301
Households
1.5
Avg Household Size
64
Median Age
54%
College-Educated
97%
High-School Grad
13.2 sq mi
ZIP Area
1,670
Density / Sq Mi
$94,583
Median Household Income
$52,322
Median Earnings
$1,828
Median Rent
$532,800
Median Home Value
Market
Vacancy Rate% for Office 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?
Warehouse - Industrial facility combining warehouse operations, office space, overhead loading, and secured outdoor storage.
Where is this warehouse located?
The property is located at 6099 Deacon Rd Sarasota, FL.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: 5,280‑square‑foot warehouse property built in 1981; Approximately one acre at the end of a cul‑de‑sac; Fully fenced yard for equipment, vehicles, or outdoor storage
