Office/Retail Condominium
For Sale
$375,000
D2-3900 Clark Rd, Sarasota, FL 34231
Move-in-ready office and retail condo with an open plan, private office, and private restrooms including a shower.
Property Size1,152 SF
Price / SF$325.52
Days on Market68
Property Features for D2-3900 Clark Rd
General Information
Standard status
Active
Size
1,152 SF
Taxes and HOA fees
Annual Taxes
$3,233
Listing Agency:
LOYD ROBBINS & CO. LLC
(941) 356-9659
Listed By:
Loyd Robbins · License #3577625
(941) 356-9659
Source:
Exprealty
Added: Jun 18
Changed: Aug 21
Last Checked: Aug 24 at 11:24AM
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 LOYD ROBBINS & CO. LLC
Investment Insights
Based on property information with market context.
This well-appointed office/retail condominium is located in Building D, Unit 2 at Lakeshore Village Plaza and is designed with an open, flexible floor plan. The interior includes high ceilings, abundant natural light, and attractive flooring throughout a bright, client- and employee-friendly workspace. In addition to the open area, the suite offers a large private office or conference room suitable for executive use, meetings, or focused work. Two private restrooms are also included, including one restroom with a shower, adding convenience for staff and visitors. The space is described as move-in-ready and is intended to support a range of professional and service-oriented operations.
The property is positioned on Clark Rd, with access described as convenient to I-75 and Siesta Key. As a condominium within Lakeshore Village Plaza, it offers a defined suite configuration within a larger commercial setting.
For tenants, the combination of an open workspace and a dedicated private office supports businesses that need both collaboration and individual meeting space. The restroom setup, including one with a shower, can be particularly useful for wellness and service-based users. For buyers, the suite’s described versatility and ready-to-occupy condition provide a straightforward path for establishing an office, showroom, or retail/service presence within the plaza environment.
The property is positioned on Clark Rd, with access described as convenient to I-75 and Siesta Key. As a condominium within Lakeshore Village Plaza, it offers a defined suite configuration within a larger commercial setting.
For tenants, the combination of an open workspace and a dedicated private office supports businesses that need both collaboration and individual meeting space. The restroom setup, including one with a shower, can be particularly useful for wellness and service-based users. For buyers, the suite’s described versatility and ready-to-occupy condition provide a straightforward path for establishing an office, showroom, or retail/service presence within the plaza environment.
Key Highlights
- 1,152± SF office/retail condominium in Building D, Unit 2 of Lakeshore Village Plaza in Sarasota, FL
- Open, flexible floor plan for office, medical, wellness, retail, showroom, or service‑based businesses
- Includes a large private office or conference room for executive use and meetings
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
$18,812
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
5.02%
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%
$376,240
$376.2K
Cap Rate 7%
$268,743
$268.7K
Cap Rate 9%
$209,022
$209.0K
Market Conditions
NOI Build-Up for 1,152 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
$26.5K $23.04/SF
− Vacancy
−$1.5K −$1.27/SF
EGI
$25.1K $21.77/SF
− OpEx
−$6.3K −$5.44/SF
NOI
$18.8K $16.33/SF
Area
Manatee County, FL
Vacancy
5.50%
Lease Rate
$23.04 /SF/Yr
Expense Ratio
25.00%
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%
$376,240
Cap Rate 7%
$268,743
Cap Rate 9%
$209,022
Alternative Uses
Best Use
Office B
$268.7K
$235.2K – $313.5K
NOI $18,812 @ 7.0% cap · market cap 5.02%
Second Best
Retail
$202.4K
$177.1K – $236.1K
NOI $14,167 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$338.8K
$296.4K – $395.2K
NOI $23,714 @ 7.0% cap · market cap 6.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
953
Businesses Nearby
Explore this area
Business Placement
Demographics for 34231, FL
31,492
Population
19,017
Households
1.7
Avg Household Size
55
Median Age
38%
College-Educated
95%
High-School Grad
9.4 sq mi
ZIP Area
3,350
Density / Sq Mi
$69,721
Median Household Income
$40,608
Median Earnings
$1,707
Median Rent
$363,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Move-in-ready office and retail condo with an open plan, private office, and private restrooms including a shower.
Where is this office units located?
The property is located at D2-3900 Clark Rd Sarasota, FL.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 1,152± SF office/retail condominium in Building D, Unit 2 of Lakeshore Village Plaza in Sarasota, FL; Open, flexible floor plan for office, medical, wellness, retail, showroom, or service‑based businesses; Includes a large private office or conference room for executive use and meetings
