Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Office buildings
1670 Stickney Pt Rd Sarasota, FL 34231-3701
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US19-0809346
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,632 SF
Lot
0.15 ac (6,660 SF)
Zoning code
OPI
APN
0104-13-0032
UPID
US19-0809346
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
-
Sylvia Golden Norris, P.A. Law Firm
-
Sarasota Remodeling and Design General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$540k
CAP Approach
CAP
$390k
Comparable Approach
Comparable
$621k
Blend (final)
Blend
$515k
Owner & transaction history
Southwest Real Estate Partners LLC · 3 yrs held
Southwest Real Estate Partners LLC
since 2023
Last sale
$495,000
2 recorded transactions
Zoning & alternative use
OPI · Sarasota, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$715,000
+41.4%
Medical building
$650,000
+27.9%
Retail stores
$570,000
+12.3%
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
$535,000
ML approach
$540,000
CAP Approach
CAP Return
Estimation
6%
$425,000
6.5%
$390,000
7%
$365,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$505,000
Current use
AUTO REPAIR, GARAGE
$715,000
Change: +41% · Conversion: Difficult
MEDICAL BUILDING
$650,000
Change: +28% · Conversion: Easy
RETAIL STORES
$570,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$515k
Range $464k – $567k · ±10% · vs last sale $495k (Apr 24 2023)
Last sale anchor
$495k
Apr 24 2023
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
$316 / 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
$4,709
Tax year 2023
Assessed value
$349,000
Assessed 2023
Previous assessed
$295,200
+18.2% YoY
Effective rate
1.35%
On assessed value
Assessed land
$220,800
Assessed improvement
$128,200
Land market value
$220,800
Improvement market value
$128,200
Total market value
$349,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Rooms
12
Bathrooms
2
Total area
1,632 SF
Lot
0.15 ac (6,660 SF)
Zoning code
OPI
APN
0104-13-0032
UPID
US19-0809346
Jurisdiction
SARASOTA
Zoning & alternative use
OPI · Sarasota, FL
Zoning OPI · permitted uses
OPI · 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
$505,000
AUTO REPAIR, GARAGE
Est. value
$715,000
MEDICAL BUILDING
Est. value
$650,000
RETAIL STORES
Est. value
$570,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Rooms
12
Bathrooms
2
Lot
0.15 ac
Current owner
From public records · entity-resolved
Southwest Real Estate Partners LLC
Entity
Mailing address
6130 CLARK CTR AVE #7, SARASOTA, FL 34238-2721
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2023
$495,000
Southwest Real Estate Partners LLC
Squidney Enterprises INC
Special Warranty Deed
$403,920 · Synovus Bank
Mar 20, 2003
$275,000
Squidney Enterprises INC
Allen,karen M
Grant Deed
$150,000 · Wachovia Bank NA
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1670 Stickney Pt Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
