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Property profile & analytics
OFF-MARKET
Estimated value
$4,185,000
Office buildings
1790 Venice Ave Ste 105 Venice, FL 34292-3191
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-2111127
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
17,158 SF
Lot
1.07 ac (46,442 SF)
Zoning code
CG
APN
0412-01-0002
UPID
US18-2111127
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.71M
CAP Approach
CAP
$4.11M
Comparable Approach
Comparable
$5.27M
Blend (final)
Blend
$4.19M
Owner & transaction history
Patina Holdings LLC · 5 yrs held
Patina Holdings LLC
since 2021
Last sale
$4.3M
5 recorded transactions
Zoning & alternative use
CG · Venice, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ntial Tourist Resort) RTR Inactive Sec. 2.2.5.2. Non-Residential Zoning Districts OPI (Office, Professional, and Institutional) OPI Sec. 2.2.3.A. OMI (Office, Medical and Institutional) Integrated Into OPI Sec. 2.2.3.A. CG (Commercial General) Integrated with CI and renamed CM (Commercial) Sec. 2.2.3.B. CI (Commercial Intensive) Integrated with CG and rename…
Zone name
Commercial General
General category
COMMERCIAL
Zone area
89.16 ac
Source
code of ordinances
Top alternative use upside
Medical building
$5.8M
+25.8%
Retail stores
$5.0M
+10.4%
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 Venice submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Venice 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
$5,705,000
CAP Approach
CAP Return
Estimation
6%
$4,445,000
6.5%
$4,105,000
7%
$3,810,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,570,000
Current use
MEDICAL BUILDING
$5,750,000
Change: +26% · Conversion: Easy
RETAIL STORES
$5,045,000
Change: +10% · Conversion: Moderate
Blend value · Realmo final
$4.19M
Range $3.77M – $4.60M · ±10% · vs last sale $4.28M (May 27 2021)
Last sale anchor
$4.28M
May 27 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
$244 / 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
$44,191
Tax year 2023
Assessed value
$2,904,600
Assessed 2023
Previous assessed
$2,934,000
-1.0% YoY
Effective rate
1.52%
On assessed value
Assessed land
$855,600
Assessed improvement
$2,049,000
Land market value
$855,600
Improvement market value
$2,049,000
Total market value
$2,904,600
Applied tax rate
300.0000
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
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
2
Total area
17,158 SF
Lot
1.07 ac (46,442 SF)
Zoning code
CG
APN
0412-01-0002
UPID
US18-2111127
Jurisdiction
SARASOTA
Zoning & alternative use
CG · Venice, FLZoning CG · permitted uses
CG · Venice, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ntial Tourist Resort) RTR Inactive Sec. 2.2.5.2. Non-Residential Zoning Districts OPI (Office, Professional, and Institutional) OPI Sec. 2.2.3.A. OMI (Office, Medical and Institutional) Integrated Into OPI Sec. 2.2.3.A. CG (Commercial General) Integrated with CI and renamed CM (Commercial) Sec. 2.2.3.B. CI (Commercial Intensive) Integrated with CG and renamed CM Sec. 2.2.3.B. CBD (Central Business District) Integrated Into Mixed Use Sec.
Zone name
Commercial General
General category
COMMERCIAL
Zone area
89.16 ac
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$5.8M
RETAIL STORES
Est. value
$5.0M
OFFICE BUILDING Current
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
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
2
Lot
1.07 ac
Current owner
From public records · entity-resolved
Patina Holdings LLC
Entity
Mailing address
PO BOX 102, LAUREL, FL 34272-0102
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 27, 2021
$4,279,000
Patina Holdings LLC
Rainfourth INC
Warranty Deed
$2,629,000 · Englewood Bank & Trust
May 13, 2009
$2,298,000
Rainfourth Ltd
Waterford Tuscany Commons D LLC
Warranty Deed
$1,725,000 · Florida Shores Bank Southwest
May 11, 2006
—
Sarasota County
Waterford Land Group INC
Warranty Deed
related
—
Nov 23, 2005
—
Waterford Tuscany Commons D LLC
Waterford Land Group INC
Warranty Deed
$2,320,000 · Colonial Bank NA
—
—
Rainfourth INC
—
Loan Modification
related
$1,512,684 · Centennial Bk
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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