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Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Hotels
225 Sands Pt Rd 6102 Longboat Key, FL 34228-3967
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-6029276
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
642 SF
Zoning code
GPD
APN
0013-04-3002
UPID
US18-6029276
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
$820k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$820k
Blend (final)
Blend
$785k
Owner & transaction history
Fl Properties LLC · 3 yrs held
Fl Properties LLC
since 2022
Last sale
$745,900
5 recorded transactions
Zoning & alternative use
GPD · Longboat Key, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Longboat Key submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Longboat Key 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
$900,000
ML approach
$820,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$785k
Range $707k – $864k · ±10% · vs last sale $746k (Sep 7 2022)
Last sale anchor
$746k
Sep 7 2022
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
$1,223 / 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
$8,417
Tax year 2023
Assessed value
$614,600
Assessed 2023
Previous assessed
$470,700
+30.6% YoY
Effective rate
1.37%
On assessed value
Assessed improvement
$614,600
Improvement market value
$614,600
Total market value
$614,600
Applied tax rate
420.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Rooms
3
Bathrooms
1
Total area
642 SF
Zoning code
GPD
APN
0013-04-3002
UPID
US18-6029276
Jurisdiction
SARASOTA
Zoning & alternative use
GPD · Longboat Key, FL
Zoning GPD · permitted uses
GPD · Longboat Key, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Longboat Key. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Rooms
3
Bathrooms
1
Current owner
From public records · entity-resolved
Fl Properties LLC
Entity
Mailing address
317 S FRONTAGE ST, BEMUS POINT, NY 14712-9689
Ownership since
2022
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
Sep 7, 2022
$745,900
Fl Properties LLC
Chelsey Hooton
Warranty Deed
—
Aug 31, 2016
$325,000
Donald Hooton JR
Bingham,john S & Guy N
Warranty Deed
$227,500 · Insignia Bk
Sep 14, 2012
$210,000
John S Bingham
Riseman,stephen & Kathy
Warranty Deed
—
Aug 11, 2004
$287,000
Stephen Riseman
Sinder Family Property Co LLC
Warranty Deed
$162,000 · Credit Suisse First Boston Fin
Jul 3, 2000
$213,200
Sinder Family Property Co
Andy Craig Properties INC
Grant Deed
—
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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