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    304 Venice Ave Venice, FL 34285

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    For Lease
    Contact for pricing

    Downtown Sarasota Office Building, Flexible Suites

    Lot size:
    42,657 SF

    Property Features for 304 Venice Ave

    General Information

    Property type
    Retail properties
    Lease Type
    Gross Lease
    RSF (Rentable sq. ft)
    42,657 SF
    Class
    B
    Total Rate
    113752

    Building Details

    Year Built/Renovated
    1975/2010
    Stories
    3

    Spaces For Lease

    at 304 Venice Ave, Venice, FL 34285 Contact us
    Unit 1st Floor

    $32 /Mo

    Size
    8,461 SF
    Contact us

    We can help!

    Listing Contact
    Loyd Robbins
    Loyd Robbins

    Listing Agency: Loyd Robbins & Co. LLC Listing Agent: Loyd Robbins

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    This exceptional three-story, Class B office building, totaling 42,657 square feet, presents a unique investment opportunity in Sarasota County's vibrant Central Business District (CBD). Constructed in 1975 and renovated in 2010, the property boasts a prime location on West Venice Avenue, offering high visibility and excellent foot traffic. The building features multiple tenancy options, with spaces ranging from a minimum of 2,000 square feet to a maximum contiguous space of 8,461 square feet. The entire first floor is currently available and can be subdivided to accommodate various business needs. Its previous use as a Bank of America branch speaks to its strong structural integrity and desirable location. The building includes elevators for convenient access to all three floors. The zoning designation is CBD, allowing for a variety of commercial uses, including office, retail, and restaurant spaces. This property is an ideal choice for businesses seeking a prominent location in a thriving area, benefiting from the high volume of local and tourist traffic on Venice Avenue. The property's APN is 0408-04-0129. This is a rare opportunity to secure a well-maintained, versatile commercial space in a highly sought-after Sarasota location.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Sunbelt Title Agency Title Company Whittaker & Saucier CPA’s ... Accounting Firm Bank of America ATM ... Atm ATM (Suntrust Bank) Atm Wood Seitl & Anderson, ... Law Firm

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Venice
    County
    Sarasota
    State
    Florida
    Longitude
    -82.447871233507
    Latitude
    27.099953247557

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    FAQs

    What type of property is this?
    Retail property - Downtown Sarasota Office Building, Flexible Suites
    Where is this retail property located?
    The property is located at 304 Venice Ave Venice, FL.
    What is the lease rate?
    The lease rate is $32 SF/Yr.
    What are key features of this property?
    This property features: Three-story, 42,657 SF Class B office/retail building in Sarasota County.; Multiple tenancies available, with spaces ranging from 2,000 to 8,461 contiguous square feet.; Building renovated in 2010; features elevators.
    (941) 957-9300 Call to check price and availability
    Request Owner's contact information
    304 Venice Ave Venice, FL 34285
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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
    304 Venice Ave Venice, FL 34285
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    Contact for Pricing
    Please call us for current price
    and status of this listing Loyd Robbins
    Loyd Robbins
    Real Estate License ID: 3577625
    (941) 957-9300 (941) 356-9659 (941) 921-5351
    Learn more
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