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    4520 Biscayne Dr North Port, FL 34287

    Sponsored
    For Sale
    $12,750,000

    High-yield, 28-unit apartment building in Sarasota County.

    Property size:
    339,090 SF

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    406
    This exceptional 28-unit luxury apartment complex in North Port, Florida, presents a compelling investment opportunity. Boasting a 99% occupancy rate and a 5.68% cap rate, this Class B property offers significant potential for return. The complex, built in 2008, comprises eight buildings situated on a 7.78-acre lot with two secure entrances. Each of the 28 units features 1,852 square feet of living space, including three bedrooms and two bathrooms, a detached oversized single-car garage, and hurricane-resistant windows and doors (130 mph wind rating). Recent upgrades include new metal roofs (installed 12/21/2022) with a 10-year installation and 25-year material warranty. Amenities include a large community pool and a 3,600-square-foot recreation building with a wet bar. The property is equipped with public water and sewer, and infrastructure is in place for future expansion, with underground utilities for an additional 13 lots and 78 condo units. High-end finishes such as granite countertops, stainless steel sinks, GE appliances, and tankless water heaters are standard. The property is offered at $12,750,000 and is zoned RMF-RESIDENTIAL MULTI-FAMILY. Seller financing is available. This is a net lease investment.

    Property Features for 4520 Biscayne Dr

    General Information

    Property type
    Multifamily properties
    Square Feet
    339,090 SF
    Class
    B
    Lot Size
    338,897 SF

    Building Details

    Year Built
    2008
    Buildings
    8
    Units
    28

    We can help!

    Listing Contact
    Regina Melman
    Regina Melman

    Learn more

    Property Insight Report

    HighLights

    • 7.78‑acre site with two secure entrances.
    • 28 units, each with 1,852 square feet of living space.
    • Three‑bedroom, two‑bathroom floor plans.
    • Oversized single‑car garage included with each unit.
    • Hurricane‑resistant windows and doors (130 mph wind rating).
    • Community pool and 3,600 sq ft recreation building with wet bar.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial real estate

    Suggested Use

    Realty agency Law Firm Restaurant Spa & Massage Dental Office Hair Salon Nail Salon Clothing Store Gym & Fitness Building Supply

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

    Location Insight

    • Map
    • Local Demand
    City
    North Port
    County
    Sarasota
    State
    Florida
    Longitude
    -82.2466745
    Latitude
    27.0530499

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    FAQs

    What type of property is this?
    Multifamily property - High-yield, 28-unit apartment building in Sarasota County.
    Where is this multifamily property located?
    The property is located at 4520 Biscayne Dr North Port, FL.
    What is the asking price?
    The asking price for this property is $12,750,000.
    What are key features of this property?
    This property features: 7.78-acre site with two secure entrances.; 28 units, each with 1,852 square feet of living space.; Three-bedroom, two-bathroom floor plans.
    Request Owner's contact information
    4520 Biscayne Dr North Port, FL 34287
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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.

    More about this property
    4520 Biscayne Dr North Port, FL 34287
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    We can help!
    Listing Contact
    Regina Melman
    Regina Melman
    Real Estate License ID: FL - 3455400
    Learn more
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