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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Office buildings
1805 Siesta Dr Sarasota, FL 34239-6010
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-2533694
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2022
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,992 SF
Lot
0.25 ac (10,674 SF)
Zoning code
OPB
APN
2039-09-0090
UPID
US18-2533694
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
-
Gulfcoast Cosmetic Surgery Center Medical Clinic
-
Hearing Aids Inc Hearing Aid Store
-
Center For Integration For Ent Medical Clinic
-
Allergy Clinic of Sarasota Physician
-
Lady Siesta Gym & Fitness Center Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.25M
Blend (final)
Blend
$925k
Owner & transaction history
R&k Southside LLC · 5 yrs held
R&k Southside LLC
since 2021
Last sale
$875,000
7 recorded transactions
Zoning & alternative use
OPB · Sarasota, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.4M
+41.2%
Commercial (general)
$1.4M
+40.3%
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
$1,265,000
ML approach
$1,275,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$990,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,395,000
Change: +41% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,390,000
Change: +40% · Conversion: Easy
AUTO REPAIR, GARAGE
$875,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±10% · vs last sale $875k (Apr 27 2021)
Last sale anchor
$875k
Apr 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
$464 / 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
$10,661
Tax year 2023
Assessed value
$677,800
Assessed 2023
Previous assessed
$516,900
+31.1% YoY
Effective rate
1.57%
On assessed value
Assessed land
$410,200
Assessed improvement
$267,600
Land market value
$410,200
Improvement market value
$267,600
Total market value
$677,800
Applied tax rate
200.0000
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
2022
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Rooms
7
Bathrooms
2
Total area
1,992 SF
Lot
0.25 ac (10,674 SF)
Zoning code
OPB
APN
2039-09-0090
UPID
US18-2533694
Jurisdiction
SARASOTA
Zoning & alternative use
OPB · Sarasota, FL
Zoning OPB · permitted uses
OPB · 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
$990,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$875,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2022
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Rooms
7
Bathrooms
2
Lot
0.25 ac
Current owner
From public records · entity-resolved
R&k Southside LLC
Entity
Mailing address
520 GIVENS ST, SARASOTA, FL 34242-1347
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 27, 2021
$875,000
R&k Southside LLC
1805 Siesta LLC
Warranty Deed
—
Dec 30, 2015
$700,000
1805 Siesta LLC
Cb Florida Cre Holdings LLC
Grant Deed
—
Jul 6, 2015
$300,101
Cb Florida Cre Holdings LLC
Rubinstein Leonard A & Ruth Coc
Trustees Deed
related
—
Aug 5, 2009
—
Leonard A Rubinstein
—
Trustees Deed
related
$100,000 · Andrea P Bauman
May 19, 2000
$281,200
Leonard A Rubenstein
Mccomb,william E
Grant Deed
—
—
—
Leonard A Rubinstein
—
Deed Of Trust
related
—
—
—
Leonard A Rubinstein
—
Deed Of Trust
related
$500,000 · Century Bank Fsb
—
—
Leonard A Rubinstein
—
Deed Of Trust
related
$100,000 · Coast Bank Of Florida
—
—
Leonard A Rubinstein
—
Deed Of Trust
related
$74,318 · First 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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