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Property profile & analytics
OFF-MARKET
Estimated value
$1,220,000
Hotels
1105 Pt Of Rocks Rd Sarasota, FL 34242-2629
Entity Owned
6-yr Hold
Free & Clear
Property ID
US18-1849490
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1954
Total area
3,723 SF
Lot
0.21 ac (9,200 SF)
Zoning code
SKOD; RMF3
APN
0108-17-0054
UPID
US18-1849490
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
The Cottages at Siesta Key Hotel & Motel Resort
-
Blue Sage Hotel & Motel
-
Bayberry Hotel & Motel
-
Whitewood Hotel & Motel
-
Wild Plum Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.38M
Blend (final)
Blend
$1.22M
Owner & transaction history
Lv7 Siesta Cottages LLC · 6 yrs held
Lv7 Siesta Cottages LLC
since 2019
7 recorded transactions
Zoning & alternative use
SKOD; RMF3 · Sarasota, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Sarasota submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sarasota submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.22M
Range $1.10M – $1.34M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$328 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$22,136
Tax year 2023
Assessed value
$1,880,600
Assessed 2023
Previous assessed
$1,586,000
+18.6% YoY
Effective rate
1.18%
On assessed value
Assessed land
$873,200
Assessed improvement
$1,007,400
Land market value
$873,200
Improvement market value
$1,007,400
Total market value
$1,880,600
Applied tax rate
1,800.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1954
Heating
YES
Cooling
YES
Stories
2
Rooms
8
Bathrooms
3
Total area
3,723 SF
Lot
0.21 ac (9,200 SF)
Zoning code
SKOD; RMF3
APN
0108-17-0054
UPID
US18-1849490
Jurisdiction
SARASOTA
Zoning & alternative use
SKOD; RMF3 · Sarasota, FL
Zoning SKOD; RMF3 · permitted uses
SKOD; RMF3 · Sarasota, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sarasota. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1954
Heating
YES
Cooling
Yes
Stories
2
Rooms
8
Bathrooms
3
Lot
0.21 ac
Current owner
From public records · entity-resolved
Lv7 Siesta Cottages LLC
Entity
Free & Clear · 6 yrs held
Mailing address
1105 PT OF ROCKS RD, SARASOTA, FL 34242-2629
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 27, 2019
$100
Lv7 Siesta Cottages LLC
Nimmagadda,anil
Quit Claim Deed
related
—
Aug 16, 2019
$3,850,000
Lv7 Siesta Cottages LLC
October Hill LLC
Trustees Deed
$2,887,500 · First St Bk/fl Keys
May 5, 2015
$2,850,000
October Hill LLC
Warren Holdings Stateside INC
Trustees Deed
$1,995,000 · Gateway Bk/sw Fl
Jul 6, 2010
—
Warren Holdings Stateside INC
—
Grant Deed
related
$1,189,638 · Busey Bank
Mar 11, 2005
$1,050,000
Warren Holdings Stateside INC
Stuart,linda C
Warranty Deed
—
Sep 29, 2003
$179,000
Ronald R Stesiak
Siesta Beachside Investments
Grant Deed
$161,100 · Ctx Mortgage Co
Nov 8, 2002
$725,000
Linda C Stuart
Siesta Eachside Investments
Grant Deed
—
Feb 4, 2002
$1,325,000
Siesta Beachside Investments
Gomez,jaime J & Pamela S
Grant Deed
$1,000,000 · Bank Of Commerce
Aug 18, 1997
$1,090,000
Jaime J Gomes
Michalik,thomas & Andrea
Grant Deed
$775,000 · Seller
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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