Light Industrial Flex
For Sale
Contact for pricing
6321 Porter Road, Sarasota, FL 34240
Office, conference, and warehouse areas support businesses needing both client-facing space and storage capacity.
Property Size1,667 SF
Price / SF$329.93
Days on Market95
Property Features for 6321 Porter Road
General Information
Standard status
Active
Size
1,667 SF
Class
B
Property subtype
Retail, Office, Mixed Use
Lease Type
NNN
Investment Type
Owner/User
Building Details
Year Built
2005
Units
1
Tenancy
Single
Listing Agency:
Coldwell Banker Realty
(727) 686-2859
Listed By:
Estelia Mesimer · License #FL 673072
Source:
Crexi
Added: May 29
Changed: Aug 29
Last Checked: Aug 29 at 9:07PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This Class B flex condominium combines a professional office layout with dedicated warehouse space in a well-maintained 1,667-square-foot unit. The front area includes reception space and a private office, while a kitchen or conference room can support meetings, training, or staff use. At the rear, the warehouse provides room for inventory, equipment, records, and business supplies. Clear ceilings of approximately 22 feet and a 12-foot roll-up door add functional flexibility for storage and access.
The property is located in Sarasota Business Center at 6321 Porter Road, Sarasota, Florida 34240, with access to major transportation corridors. Built in 2005, the unit offers a combination of office functionality and light industrial utility for owner-users, professional services, contractors, e-commerce operations, and similar businesses.
The property is located in Sarasota Business Center at 6321 Porter Road, Sarasota, Florida 34240, with access to major transportation corridors. Built in 2005, the unit offers a combination of office functionality and light industrial utility for owner-users, professional services, contractors, e-commerce operations, and similar businesses.
Key Highlights
- 1,667‑square‑foot Class B light industrial/flex condominium
- Approximately 22‑foot clear ceilings in the warehouse
- 12‑foot roll‑up door for warehouse access
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
$27,221
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
4.95%
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%
$544,420
$544.4K
Cap Rate 7%
$388,871
$388.9K
Cap Rate 9%
$302,456
$302.5K
Market Conditions
NOI Build-Up for 1,667 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
$38.4K $23.04/SF
− Vacancy
−$2.1K −$1.27/SF
EGI
$36.3K $21.77/SF
− OpEx
−$9.1K −$5.44/SF
NOI
$27.2K $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%
$544,420
Cap Rate 7%
$388,871
Cap Rate 9%
$302,456
Alternative Uses
Best Use
Office B
$388.9K
$340.3K – $453.7K
NOI $27,221 @ 7.0% cap · market cap 4.95%
Second Best
Warehouse
$243.3K
$212.9K – $283.8K
NOI $17,029 @ 7.0% cap · market cap 3.10%
Theoretical Best
Office A
$490.2K
$428.9K – $571.9K
NOI $34,315 @ 7.0% cap · market cap 6.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
867
Businesses Nearby
Under-served
Demand for This Use
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?
Flex space - Office, conference, and warehouse areas support businesses needing both client-facing space and storage capacity.
Where is this flex space located?
The property is located at 6321 Porter Road Sarasota, FL.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 1,667‑square‑foot Class B light industrial/flex condominium; Approximately 22‑foot clear ceilings in the warehouse; 12‑foot roll‑up door for warehouse access
