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Property profile & analytics
OFF-MARKET
Office buildings
16 Orange Ave Sarasota, FL 34236-5805
Entity Owned
Free & Clear
Property ID
US18-2009406
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1948
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
877 SF
Lot
0.03 ac (1,269 SF)
Zoning code
DTC
APN
2027-03-0108
UPID
US18-2009406
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
-
Orquera Florida Investments Real Estate Agency
-
Defreest & Associates Inc Real Estate Agency
-
Downtown Sarasota Properties Real Estate Agency
-
My Time in Paris Vacation Rental Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Rio Sarasota Invest LLC
Rio Sarasota Invest LLC
since 2025
Last sale
$90,000
7 recorded transactions
Zoning & alternative use
DTC · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$4,088
Tax year 2023
Assessed value
$231,700
Assessed 2023
Previous assessed
$204,400
+13.4% YoY
Effective rate
1.76%
On assessed value
Assessed land
$142,300
Assessed improvement
$89,400
Land market value
$142,300
Improvement market value
$89,400
Total market value
$231,700
Applied tax rate
9,500.0000
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
Status
Off-Market
Year built
1948
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Rooms
3
Bathrooms
1
Total area
877 SF
Lot
0.03 ac (1,269 SF)
Zoning code
DTC
APN
2027-03-0108
UPID
US18-2009406
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.
Building & site characteristics
From public records
Year built
1948
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Rooms
3
Bathrooms
1
Lot
0.03 ac
Current owner
From public records · entity-resolved
Rio Sarasota Invest LLC
Entity
Free & Clear · 0 yrs held
Mailing address
SARASOTA, FL 34236
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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 10, 2025
$160,000
Rio Sarasota Invest LLC
16 South Orange LLC
Warranty Deed
—
Nov 10, 2025
$150,000
Lmnch Sarasota LLC
Orquera Real Estate Investment LLC
Warranty Deed
—
Apr 1, 2025
$90,000
16 South Orange LLC
G Invest Sarasota LLC
Warranty Deed
—
Nov 3, 2021
$83,580
Orquera Real Estate Investments LLC
Gaillard Investments Florida LLC
Warranty Deed
—
Feb 12, 2019
$70,000
G Invest Sarasota LLC
Op Invs Of Sw Florida LLC
Warranty Deed
—
Aug 1, 2017
$73,998
Op Investments Of Sw Florida LLC
Heiho Ents INC
Warranty Deed
—
Sep 4, 2015
$70,000
Heiho Ents INC
Orquera Real Estate Inv LLC
Warranty Deed
—
Aug 20, 2015
$70,000
Gaillard Invs Florida LLC
Orquera Real Estate Inv LLC
Warranty Deed
—
Aug 19, 2015
$70,000
Astrup Investments LLC
Orquera Real Estate Inv LLC
Warranty Deed
—
Nov 24, 2010
$160,000
Orquera Real Estate Inv LLC
Wassam,william W
Warranty Deed
$80,000 · William W Wassam
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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