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Property profile & analytics
OFF-MARKET
Estimated value
$1,515,000
Office buildings
1715 Stickney Pt Rd Sarasota, FL 34231-8869
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US19-0048791
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING (MULTI-STORY)
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,963 SF
Lot
0.57 ac (25,000 SF)
Zoning code
OPI
APN
0104-12-0031
UPID
US19-0048791
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
-
Sarasota Institute of Plastic Surgery Spa & Massage Center Alternative Medicine Practice
-
Barnett Marguerite MD Physician Medical Clinic
-
Zane Zynda, Dom Medical Clinic Alternative Medicine Practice
-
Anna Widmyer Physician Medical Clinic
-
Miss Marguerite Barnett Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.19M
Comparable Approach
Comparable
$1.81M
Blend (final)
Blend
$1.52M
Owner & transaction history
Point Of Rocks Oasis LLC · 18 yrs held
Point Of Rocks Oasis LLC
since 2008
3 recorded transactions
Zoning & alternative use
OPI · Sarasota, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.2M
+41.4%
Medical building
$2.0M
+27.9%
Retail stores
$1.7M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,285,000
6.5%
$1,185,000
7%
$1,105,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,545,000
Current use
AUTO REPAIR, GARAGE
$2,180,000
Change: +41% · Conversion: Difficult
MEDICAL BUILDING
$1,975,000
Change: +28% · Conversion: Easy
RETAIL STORES
$1,730,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$1.52M
Range $1.36M – $1.67M · ±10%
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
$305 / 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
$19,038
Tax year 2023
Assessed value
$1,458,800
Assessed 2023
Previous assessed
$1,316,000
+10.9% YoY
Effective rate
1.31%
On assessed value
Assessed land
$691,400
Assessed improvement
$767,400
Land market value
$691,400
Improvement market value
$767,400
Total market value
$1,458,800
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
PROFESSIONAL BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
2
Rooms
8
Bathrooms
5
Total area
4,963 SF
Lot
0.57 ac (25,000 SF)
Zoning code
OPI
APN
0104-12-0031
UPID
US19-0048791
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
$1.5M
AUTO REPAIR, GARAGE
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.0M
RETAIL STORES
Est. value
$1.7M
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
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
2
Rooms
8
Bathrooms
5
Lot
0.57 ac
Current owner
From public records · entity-resolved
Point Of Rocks Oasis LLC
Entity
Mailing address
1715 STICKNEY PT RD, SARASOTA, FL 34231-8869
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
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
Mar 3, 2008
$657,300
Point Of Rocks Oasis LLC
Marguerite P Barnett
Warranty Deed
$665,000 · Landmark Bank Of Florida
—
—
Point Of Rocks Oasis LLC
—
Deed Of Trust
related
$50,000 · American Momentum Bank
—
—
Point Of Rocks Oasis LLC
—
Deed Of Trust
related
$50,000 · Rbc Bank (usa)
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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