Retail Unit in Venice,
For Sale
$350,000
853 US-41-BYP 853, Venice, FL 34285
1,520 SF retail unit for sale in Venice, FL.
Property Size1,520 SF
Lot Size0.69 Acres
Days on Market274
Property Features for 853 US-41-BYP 853
General Information
Standard status
Active
Size
1,520 SF
Lot size
0.69 Acres
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$2,763
Building Details
Building Size
1,520 SF
Year Built
1982
Stories
1
Listing Agency:
Coldwell Banker Commercial NRT Punta Gorda
(941) 268-4423
Listed By:
Kayla Weiss-Bohnstedt · License #3370154
(941) 268-4423
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 13
Last Checked: Aug 29 at 9:43AM
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 Commercial NRT Punta Gorda
Investment Insights
Based on property information with market context.
This 1,520 SF retail unit is available for purchase in Venice, Florida. The unit features a front retail area, an office, two restrooms, and a storage area with a garage door located at the rear. The property will be delivered vacant upon closing. It is zoned CI (Commercial Intensive), which allows for a variety of uses. The average annual daily traffic count is 37,000. The current association dues are $2,650 per year. The sale can include the Sarasota Scooters business for an additional cost. This family-owned business specializes in motor scooter sales, service, parts, and accessories and holds a new/used/wholesale motor vehicle dealership license and is a franchised dealer for several brands.
Key Highlights
- High‑traffic location with an Average Annual Daily Traffic (AADT) count of 37,000.
- Versatile CI (Commercial Intensive) zoning allows for many uses.
- Vacant unit upon closing.
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
$23,748
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
6.79%
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%
$474,960
$475.0K
Cap Rate 7%
$339,257
$339.3K
Cap Rate 9%
$263,867
$263.9K
Market Conditions
NOI Build-Up for 1,520 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
$36.5K $24.00/SF
− Vacancy
−$2.6K −$1.68/SF
EGI
$33.9K $22.32/SF
− OpEx
−$10.2K −$6.70/SF
NOI
$23.7K $15.62/SF
Area
Sarasota County, FL
Vacancy
7.00%
Lease Rate
$24.00 /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%
$474,960
Cap Rate 7%
$339,257
Cap Rate 9%
$263,867
Alternative Uses
Best Use
Retail
$339.3K
$296.9K – $395.8K
NOI $23,748 @ 7.0% cap · market cap 6.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$432.0K
$378.0K – $504.0K
NOI $30,240 @ 7.0% cap · market cap 8.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
862
Businesses Nearby
76k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 49%
Apparel 29%
Shops & Services 20%
Beauty & Spa 2%
Publix
Groceries
37,220 visits/mo
0.5 miles
Goodwill
Apparel
22,114 visits/mo
0.2 miles
Dollar General
Shops & Services
6,896 visits/mo
0.2 miles
Citgo
Shops & Services
5,297 visits/mo
0.3 miles
Wells Fargo
Shops & Services
2,818 visits/mo
0.4 miles
Demographics for 34285, FL
18,971
Population
16,081
Households
1.2
Avg Household Size
70
Median Age
40%
College-Educated
95%
High-School Grad
8.3 sq mi
ZIP Area
2,286
Density / Sq Mi
$67,712
Median Household Income
$37,959
Median Earnings
$1,485
Median Rent
$295,400
Median Home Value
Market
Vacancy Rate% for Retail 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?
Retail space - 1,520 SF retail unit for sale in Venice, FL.
Where is this retail space located?
The property is located at 853 US-41-BYP 853 Venice, FL.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: High‑traffic location with an Average Annual Daily Traffic (AADT) count of 37,000.; Versatile CI (Commercial Intensive) zoning allows for many uses.; Vacant unit upon closing.
