Two-Unit Duplex with DTN
For Sale
$385,000
632/634 N EAST Avenue, Sarasota, FL 34237
MULTI_FAMILY - SARASOTA, FL
Property Size1,306 SF
Lot Size0.16 Acres
Price / SF$294.79
Days on Market14
Property Features for 632/634 N EAST Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
DTN
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 3, Bedroom 4, Bedroom 1, Bedroom 5, Bedroom 2, Bathroom 3, Bathroom 1, Bathroom 2
Pets allowed
Yes
Interior features
Ninguno
Appliances
Range, Refrigerator
Subdivision
POS RESUB OF LT 8 BLK L
Elementary school
Southside Elementary
Middle school
Brookside Middle
High school
Sarasota High
Directions
From Fruitville go East, make left turn on N East Ave, drive a few blocks north and duplex is on the right.
Standard status
Active
APN
2028050085
Size
1,306 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
S 30 FT OF LOT 2 & N 40 FT LOT 3 POS RESUB OF LOT 8 BLK L
Tax Annual Amount
3131
Legal Description
S 30 FT OF LOT 2 & N 40 FT LOT 3 POS RESUB OF LOT 8 BLK L
Utilities
Sewer type
Public Sewer
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1955
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
Block
Listing Agency:
CENTURY 21 ROSEBAY
(941) 366-7673
Listed By:
Este Lennox · License #0691201
(941) 350-0048
Added: Aug 4
Changed: Aug 13
Last Checked: Aug 17 at 3:06AM
MLS# A4702086
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex property includes two residential units within 1,306 square feet on a 0.16-acre lot. The building dates to 1955 and features block construction, tile flooring, window and wall/window cooling, and range and refrigerator appliances. The room schedule identifies five bedrooms and three bathrooms.
The property is located near downtown Sarasota and the Bay. DTN zoning places the site within the Downtown Master Plan of 2020 and allows a mixed-use framework. Public water and public sewer serve the property, while the current use is residential income producing.
The property is located near downtown Sarasota and the Bay. DTN zoning places the site within the Downtown Master Plan of 2020 and allows a mixed-use framework. Public water and public sewer serve the property, while the current use is residential income producing.
Key Highlights
- Two residential units on a 0.16‑acre lot
- 1,306 square feet of property size
- DTN mixed‑use zoning within the Downtown Master Plan of 2020
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
$17,156
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
4.46%
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%
$343,120
$343.1K
Cap Rate 7%
$245,086
$245.1K
Cap Rate 9%
$190,622
$190.6K
Market Conditions
NOI Build-Up for 1,306 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
$25.9K $19.80/SF
− Vacancy
−$1.3K −$1.03/SF
EGI
$24.5K $18.77/SF
− OpEx
−$7.4K −$5.63/SF
NOI
$17.2K $13.14/SF
Area
Manatee County, FL
Vacancy
5.22%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
30.00%
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%
$343,120
Cap Rate 7%
$245,086
Cap Rate 9%
$190,622
Alternative Uses
Best Use
Multifamily LT 5
$245.1K
$214.5K – $285.9K
NOI $17,156 @ 7.0% cap · market cap 4.46%
Second Best
Apartment 5plus
$225.7K
$197.5K – $263.4K
NOI $15,802 @ 7.0% cap · market cap 4.10%
Theoretical Best
Office A
$384.1K
$336.1K – $448.1K
NOI $26,884 @ 7.0% cap · market cap 6.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
819
Businesses Nearby
Explore this area
Business Placement
Demographics for 34237, FL
16,740
Population
9,194
Households
1.8
Avg Household Size
42
Median Age
26%
College-Educated
89%
High-School Grad
3.9 sq mi
ZIP Area
4,292
Density / Sq Mi
$63,133
Median Household Income
$35,044
Median Earnings
$1,524
Median Rent
$234,400
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - DTN mixed-use zoning supports the existing residential configuration near downtown Sarasota and the Bay.
Where is this duplex located?
The property is located at 632/634 N EAST Avenue Sarasota, FL.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: Two residential units on a 0.16‑acre lot; 1,306 square feet of property size; DTN mixed‑use zoning within the Downtown Master Plan of 2020
