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Property profile & analytics
FOR SALE
Office buildings
241 Nokomis Ave S Venice, FL 34285
Individually Owned
2-yr Hold
Free & Clear
Property ID
US18-5589273
For Sale
1 / 46
$1,599,000
241 Nokomis Ave S, Venice, FL 34285
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1968
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,332 SF
Lot
0.32 ac (14,000 SF)
Zoning code
ST1
APN
0408-06-0080
UPID
US18-5589273
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
-
Gynecology Of Venice Physician
-
Orthopedic Center of Venice Medical Clinic
-
Gonzalez Julio MD Physician
-
Jason Collins, M.D. Physician
-
Sarasota Med Center For Wellness Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.48M
CAP Approach
CAP
$1.04M
Comparable Approach
Comparable
$1.32M
Blend (final)
Blend
$1.48M
Owner & transaction history
Ford & Sons Real Estate Investors L · 2 yrs held
Ford & Sons Real Estate Investors L
since 2024
Last sale
$1.5M
2 recorded transactions
Zoning & alternative use
ST1 · Venice, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
code of ordinances
Top alternative use upside
Neighborhood: shopping center
$2.0M
+67.5%
Medical building
$1.5M
+24.3%
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 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
$1,480,000
ML approach
$1,480,000
CAP Approach
CAP Return
Estimation
6%
$1,125,000
6.5%
$1,035,000
7%
$960,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,165,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,955,000
Change: +68% · Conversion: Difficult
MEDICAL BUILDING
$1,450,000
Change: +24% · Conversion: Easy
RETAIL STORES
$980,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$1.48M
Range $1.33M – $1.63M · ±10% · vs last sale $1.48M (Mar 14 2024)
Last sale anchor
$1.48M
Mar 14 2024
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
$342 / 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
$12,975
Tax year 2023
Assessed value
$870,300
Assessed 2023
Previous assessed
$870,300
+0.0% YoY
Effective rate
1.49%
On assessed value
Assessed land
$393,200
Assessed improvement
$477,100
Land market value
$393,200
Improvement market value
$477,100
Total market value
$870,300
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
PROFESSIONAL BUILDING
Status
For Sale
Year built
1968
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Rooms
12
Bathrooms
5
Total area
4,332 SF
Lot
0.32 ac (14,000 SF)
Zoning code
ST1
APN
0408-06-0080
UPID
US18-5589273
Jurisdiction
SARASOTA
Zoning & alternative use
ST1 · Venice, FLZoning ST1 · permitted uses
ST1 · Venice, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$980,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
1968
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Rooms
12
Bathrooms
5
Lot
0.32 ac
Current owner
From public records · entity-resolved
Ford & Sons Real Estate Investors L
Individual
Free & Clear · 2 yrs held
Mailing address
2931 RDG RD STE #101, ROCKWALL, TX 75032-6684
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2024
$1,480,000
Ford & Sons Real Estate Investors L
Aragon PLLC
Warranty Deed
—
Dec 18, 2006
$850,000
PLLC Aragon
241 Associates
Warranty Deed
$805,000 · Northern Trust Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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