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Property profile & analytics
OFF-MARKET
Estimated value
$3,195,000
Warehouses
1289 Porter Rd Sarasota, FL 34240-9627
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-5465889
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1970
Total area
7,200 SF
Lot
8.02 ac (349,508 SF)
Zoning code
ILW
APN
0237-12-0003
UPID
US18-5465889
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
-
O'Connor Cabinetry Designs General Contractor Renovation Specialist
-
Yellow House Cabinetry General Contractor Renovation Specialist
-
DBS Design Center Hardware & Home Improvement Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.05M
Blend (final)
Blend
$3.20M
Owner & transaction history
Brookeside Gardens LLC · 4 yrs held
Brookeside Gardens LLC
since 2021
Last sale
$3.7M
3 recorded transactions
Zoning & alternative use
ILW · Sarasota, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The intent and purpose of the ILW district is to permit light manufacturing, processing, storage and warehousing, wholesaling and distribution and to facilitate the proper development and use
Zone name
Industrial Light Warehousing
General category
INDUSTRIAL
Zone area
66.55 ac
Source
Realmo
Top alternative use upside
Neighborhood: shopping center
$5.1M
+237.0%
Commercial (general)
$5.0M
+234.8%
Restaurant
$4.5M
+198.0%
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
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,050,000
Change: +237% · Conversion: Moderate
COMMERCIAL (GENERAL)
$5,015,000
Change: +235% · Conversion: Difficult
RESTAURANT
$4,465,000
Change: +198% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,165,000
Change: +111% · Conversion: Easy
MEDICAL BUILDING
$2,865,000
Change: +91% · Conversion: Difficult
RETAIL STORES
$2,845,000
Change: +90% · Conversion: Moderate
OFFICE BUILDING
$2,325,000
Change: +55% · Conversion: Difficult
Blend value · Realmo final
$3.20M
Range $2.88M – $3.51M · ±10% · vs last sale $3.65M (Sep 15 2021)
Last sale anchor
$3.65M
Sep 15 2021
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
$444 / 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
$41,010
Tax year 2023
Assessed value
$3,825,600
Assessed 2023
Previous assessed
$3,825,600
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$2,120,200
Assessed improvement
$1,705,400
Land market value
$2,120,200
Improvement market value
$1,705,400
Total market value
$3,825,600
Applied tax rate
100.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1970
Heating
YES
Cooling
YES
Buildings
8
Stories
1
Rooms
17
Bathrooms
17
Total area
7,200 SF
Lot
8.02 ac (349,508 SF)
Zoning code
ILW
APN
0237-12-0003
UPID
US18-5465889
Jurisdiction
SARASOTA
Zoning & alternative use
ILW · Sarasota, FLZoning ILW · permitted uses
ILW · Sarasota, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The intent and purpose of the ILW district is to permit light manufacturing, processing, storage and warehousing, wholesaling and distribution and to facilitate the proper development and use
Zone name
Industrial Light Warehousing
General category
INDUSTRIAL
Zone area
66.55 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.1M
COMMERCIAL (GENERAL)
Est. value
$5.0M
RESTAURANT
Est. value
$4.5M
AUTO REPAIR, GARAGE
Est. value
$3.2M
MEDICAL BUILDING
Est. value
$2.9M
RETAIL STORES
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.3M
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1970
Heating
YES
Cooling
Yes
Stories
1
Buildings
8
Rooms
17
Bathrooms
17
Lot
8.02 ac
Current owner
From public records · entity-resolved
Brookeside Gardens LLC
Entity
Free & Clear · 4 yrs held
Mailing address
302 LAUREL RD E, NOKOMIS, FL 34275
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2021
$3,650,000
Brookeside Gardens LLC
Robert Waechter
Warranty Deed
—
May 1, 1997
—
Saragar Development Corporatio
Suntrust Bank Gulf Coast
Quit Claim Deed
related
—
May 1, 1997
$1,081,000
Waechter,robert & Jane
Saragar Development Corporatio
Trustees Deed
$860,000 · 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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