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Property profile & analytics
OFF-MARKET
Estimated value
$1,460,000
Office buildings
1509 Periwinkle Way Sanibel, FL 33957-4513
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-1048145
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,101 SF
Lot
1.31 ac (56,972 SF)
APN
30-46-23-T1-00004.0090
UPID
US18-1048145
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
-
VCA Sanibel Animal Hospital Veterinary Clinic
-
Grand Vacations Realty Real Estate Agency
-
Hilton Grand Vacations Company Property Management Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.63M
CAP Approach
CAP
$1.16M
Comparable Approach
Comparable
$1.64M
Blend (final)
Blend
$1.46M
Owner & transaction history
Sanvet LLC · 5 yrs held
Sanvet LLC
since 2020
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.4M
+18.0%
Retail stores
$1.3M
+8.5%
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 Sanibel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanibel 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
$1,640,000
ML approach
$1,630,000
CAP Approach
CAP Return
Estimation
6%
$1,255,000
6.5%
$1,155,000
7%
$1,075,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,190,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,400,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$1,290,000
Change: +8% · Conversion: Moderate
MEDICAL BUILDING
$1,170,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$1.46M
Range $1.31M – $1.61M · ±10% · vs last sale $1.35M (Nov 24 2020)
Last sale anchor
$1.35M
Nov 24 2020
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
$356 / 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
$18,574
Tax year 2023
Assessed value
$1,491,165
Assessed 2023
Previous assessed
$1,052,064
+41.7% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,065,000
Assessed improvement
$426,165
Land market value
$1,065,000
Improvement market value
$426,165
Total market value
$1,491,165
Applied tax rate
10.0000
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 buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
4,101 SF
Lot
1.31 ac (56,972 SF)
APN
30-46-23-T1-00004.0090
UPID
US18-1048145
Jurisdiction
LEE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
MEDICAL 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
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.31 ac
Current owner
From public records · entity-resolved
Sanvet LLC
Entity
Mailing address
15820 SILVERADO CT, FORT MYERS, FL 33908-2403
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 24, 2020
$1,350,000
Sanvet LLC
Weimarland Ents LLC
Warranty Deed
—
Nov 21, 2017
—
Weimarland Ents LLC
—
Deed
related
—
Jul 17, 2012
$900,000
Weimarland Enterprises LLC
Teg Investments LLC
Warranty Deed
$720,000 · Edison National Bank
Jul 12, 2002
$787,500
Teg Investments LLC
Ashby,charles C
Grant Deed
—
Dec 17, 2001
$62,500
Marilyn Soljaga
Ashby,charles C
Grant Deed
—
Apr 7, 1998
$262,000
Jerry L Baker
Hall,james D
Grant Deed
—
May 13, 1996
—
Charles C Ashby
—
Trustees Deed
related
$650,000 · 1st Ndependence Bk Fl
—
—
Charles C Ashby
—
Deed Of Trust
related
$525,000 · First Community Bank Sw Florid
—
—
Weimarland Ents LLC
—
Loan Modification
related
—
—
—
Teg Investments LLC
—
Deed Of Trust
related
$720,000 · Sanibel Captiva Community Bank
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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