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 Realty | 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 28 at 5:31PM
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 | 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
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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.
