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    Siesta Key Boutique Hospitality Investment Title is generated by Realmo AI

    6905 POINT OF ROCKS Rd, Sarasota, FL 34242

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    For Sale
    $2,795,000

    Four-unit property near Siesta Beach, a top-rated coastal destination.

    Type:Investment
    Added:
    Apr 15, 2026
    Days on Market:
    48
    Last Refresh:
    Mar 30 at 4:18 am

    Property Features for 6905 POINT OF ROCKS Rd

    General Information

    Standard status
    Active
    Property subtype
    Investment

    Building Details

    Year Built
    1993

    We can help!

    Listing Contact
    Traci Bolen

    Listing agent Traci Bolen License #3515938

    Listing office eXp Realty LLC

    Listing date Apr 15, 2026

    Source Elliman

    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 eXp Realty LLC

    HighLights

    • Directly across from Siesta Beach (ranked #1 in America, #4 worldwide) offering immediate beach access.
    • Fully turnkey, professionally managed four‑unit boutique hospitality investment with optimized short‑term rental performance.
    • Strong financials demonstrating high guest appeal, repeat bookings, and premium nightly rates.
    • No rental restrictions, providing complete flexibility in booking strategies and pricing.
    • Point of Rocks location: walking distance to Crescent Village restaurants, shops, and boutiques.
    • Desirable mix of one and two bedroom residences in an intimate complex with coastal charm.

    Overview

    This four-unit boutique coastal hospitality investment is ideally located directly across from PB13 public beach access on Siesta Key. The property offers immediate access to Siesta Beach, which has been ranked as a top beach in America. The complex features a mix of one and two bedroom residences and is professionally managed and offered fully turnkey, with all systems, furnishings, and operational components optimized for short-term rental performance. This established hospitality asset demonstrates strong guest appeal, repeat bookings, and the ability to command premium nightly rates. Guests are drawn to the across-the-street beach access, enhancing walkability. The property's boutique scale and coastal charm deliver a personalized, resort-style experience. There are no rental restrictions, offering complete flexibility to optimize booking strategies, pricing models, and minimum stays. The Point of Rocks location places guests within walking distance of Crescent Village’s restaurants, shops, and boutiques, while maintaining direct proximity to one of the world’s most celebrated beaches. The bike score is 58, indicating it is bikeable, and the walk score is 43, indicating it is car-dependent.
    Location Intelligence

    Current Use by Public Records

    The Beverly Siesta Key Vacation Rental

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Gym & Fitness Center Accounting Firm Big Box & Wholesale Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sarasota
    County
    Manatee
    State
    Florida
    Longitude
    -82.533964
    Latitude
    27.2469401

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    FAQs

    What type of property is this?
    Quadplex - Four-unit property near Siesta Beach, a top-rated coastal destination.
    Where is this quadplex located?
    The property is located at 6905 POINT OF ROCKS Rd Sarasota, FL.
    What is the asking price?
    The asking price for this property is $2,795,000.
    What are key features of this property?
    This property features: Directly across from Siesta Beach (ranked #1 in America, #4 worldwide) offering immediate beach access.; Fully turnkey, professionally managed four‑unit boutique hospitality investment with optimized short‑term rental performance.; Strong financials demonstrating high guest appeal, repeat bookings, and premium nightly rates.
    (941) 914-5159
    We can help!
    Listing Contact
    Traci Bolen
    Real Estate License ID: 3515938
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    6905 POINT OF ROCKS Rd, Sarasota, FL 34242
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