New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,405,000
Retail space
2112 Gulf Gate Dr Sarasota, FL 34231-4813
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-3563167
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1966
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,626 SF
Lot
0.52 ac (22,500 SF)
Zoning code
CG
APN
0104-07-0010
UPID
US18-3563167
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
-
Uniform World (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.62M
CAP Approach
CAP
$1.35M
Comparable Approach
Comparable
$1.81M
Blend (final)
Blend
$1.41M
Owner & transaction history
A&r Mgmt LLC · 5 yrs held
A&r Mgmt LLC
since 2021
Last sale
$1.2M
6 recorded transactions
Zoning & alternative use
CG · Sarasota, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.2M
+13.9%
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
$1,695,000
ML approach
$1,620,000
CAP Approach
CAP Return
Estimation
6%
$1,465,000
6.5%
$1,350,000
7%
$1,255,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,965,000
Current use
MEDICAL BUILDING
$2,235,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$1,750,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$1.41M
Range $1.26M – $1.55M · ±10% · vs last sale $1.18M (May 4 2021)
Last sale anchor
$1.18M
May 4 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
$250 / 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
$14,128
Tax year 2023
Assessed value
$1,056,500
Assessed 2023
Previous assessed
$1,073,500
-1.6% YoY
Effective rate
1.34%
On assessed value
Assessed land
$391,800
Assessed improvement
$664,700
Land market value
$391,800
Improvement market value
$664,700
Total market value
$1,056,500
Applied tax rate
2,000.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1966
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Rooms
14
Bathrooms
2
Total area
5,626 SF
Lot
0.52 ac (22,500 SF)
Zoning code
CG
APN
0104-07-0010
UPID
US18-3563167
Jurisdiction
SARASOTA
Zoning & alternative use
CG · Sarasota, FL
Zoning CG · permitted uses
CG · 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
RETAIL STORES Current
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$2.2M
OFFICE BUILDING
Est. value
$1.8M
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
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
1966
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Rooms
14
Bathrooms
2
Lot
0.52 ac
Current owner
From public records · entity-resolved
A&r Mgmt LLC
Entity
Mailing address
6624 GTWY AVE, SARASOTA, FL 34231-5806
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 4, 2021
$1,175,000
A&r Mgmt LLC
Gulf Gate Property LLC
Warranty Deed
$1,470,000 · Synovus Bank
Oct 31, 2017
—
Avigale B Mcloughlin
Mcloughlin,avigale B
Quit Claim Deed
—
Dec 17, 2015
$1,095,000
Avigale B Mcloughlin
Skip LLC
Warranty Deed
—
May 29, 2003
$430,000
S K I P LLC
Schmidt,william
Grant Deed
$544,000 · Northern Trust Bank Of Florida
—
—
Skip LLC
—
Deed Of Trust
related
$320,000 · Synovus Bank
—
—
Thomas M Gray
—
Deed Of Trust
related
$161,000 · First National Bank Florida
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 2112 Gulf Gate Dr?
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.
