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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Office Spaces
1348 Fruitville Rd 311, Sarasota, FL 34236-4953
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-2168788
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,236 SF
Zoning code
DTC
APN
2026-13-3016
UPID
US18-2168788
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
-
Focus Inspections, LLC Home Inspector
-
Focus Hospitality Services Business Management Consultant Business Development Service
-
Wealth Law Group Law Firm
-
The Christopher Group Employment Agency
-
Iltis Lending Group, Inc. Loan Service Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$579k
Blend (final)
Blend
$610k
Owner & transaction history
Diaz Family Holdings LLC · 5 yrs held
Diaz Family Holdings LLC
since 2021
Last sale
$649,000
6 recorded transactions
Zoning & alternative use
DTC · Sarasota, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$980,000
+25.3%
Neighborhood: shopping center
$865,000
+11.0%
Commercial (general)
$860,000
+10.2%
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
OFFICE BUILDING
$780,000
Current use
RETAIL STORES
$980,000
Change: +25% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$865,000
Change: +11% · Conversion: Difficult
COMMERCIAL (GENERAL)
$860,000
Change: +10% · Conversion: Easy
Blend value · Realmo final
$610k
Range $549k – $671k · ±10% · vs last sale $649k (Jul 7 2021)
Last sale anchor
$649k
Jul 7 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
$494 / 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
$4,066
Tax year 2023
Assessed value
$256,200
Assessed 2023
Previous assessed
$228,000
+12.4% YoY
Effective rate
1.59%
On assessed value
Assessed improvement
$256,200
Improvement market value
$256,200
Total market value
$256,200
Applied tax rate
200.0000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Total area
1,236 SF
Zoning code
DTC
APN
2026-13-3016
UPID
US18-2168788
Jurisdiction
SARASOTA
Zoning & alternative use
DTC · Sarasota, FL
Zoning DTC · permitted uses
DTC · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$780,000
RETAIL STORES
Est. value
$980,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$865,000
COMMERCIAL (GENERAL)
Est. value
$860,000
OFFICE BUILDING Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Current owner
From public records · entity-resolved
Diaz Family Holdings LLC
Entity
Mailing address
1348 FRUITVILLE RD #311, SARASOTA, FL 34236-4953
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2021
$649,000
Diaz Family Holdings LLC
Tce Fruitville Rd LLC
Warranty Deed
$500,000 · First Home Bank
Feb 3, 2012
—
Tce Fruitville Road LLC
Christopher,thomas W & Paula A
Quit Claim Deed
related
—
Jul 11, 2011
$175,000
Thomas W Christopher
Branch Bkng & Trust Co
Grant Deed
—
Sep 28, 2010
—
Branch Bkng & Trust Co
Dkn Holdings LLC Coc
Trustees Deed
related
—
May 22, 2006
—
Dkn Holdings LLC
Owner,record
Grant Deed
related
—
May 15, 2006
—
Kn Newco LLC
Ken & Nick LLC
Warranty Deed
related
—
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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