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Property profile & analytics
OFF-MARKET
Estimated value
$1,345,000
Office buildings
2445 Fruitville Rd Sarasota, FL 34237-6222
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-2876939
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1955
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,266 SF
Lot
0.57 ac (24,828 SF)
Zoning code
OP
APN
2028-15-0063
UPID
US18-2876939
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
-
Dennis Hernandez & Associates, PA Law Firm
-
Honorable Discharged Veterans Advocacy Group Social Service Agency
-
Finebloom & Haenel Law Firm
-
MS Perry Law Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.02M
Comparable Approach
Comparable
$1.71M
Blend (final)
Blend
$1.35M
Owner & transaction history
Msperry Propertics LLC · 5 yrs held
Msperry Propertics LLC
since 2020
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
OP · Sarasota, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.9M
+33.0%
Medical building
$1.7M
+20.4%
Retail stores
$1.7M
+19.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,105,000
6.5%
$1,020,000
7%
$950,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,410,000
Current use
AUTO REPAIR, GARAGE
$1,875,000
Change: +33% · Conversion: Difficult
MEDICAL BUILDING
$1,695,000
Change: +20% · Conversion: Easy
RETAIL STORES
$1,685,000
Change: +20% · Conversion: Moderate
Blend value · Realmo final
$1.35M
Range $1.21M – $1.48M · ±10% · vs last sale $1.30M (Jul 27 2020)
Last sale anchor
$1.30M
Jul 27 2020
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
$315 / 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
$16,331
Tax year 2023
Assessed value
$1,008,800
Assessed 2023
Previous assessed
$913,200
+10.5% YoY
Effective rate
1.62%
On assessed value
Assessed land
$418,500
Assessed improvement
$590,300
Land market value
$418,500
Improvement market value
$590,300
Total market value
$1,008,800
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
1955
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Rooms
6
Bathrooms
2
Total area
4,266 SF
Lot
0.57 ac (24,828 SF)
Zoning code
OP
APN
2028-15-0063
UPID
US18-2876939
Jurisdiction
SARASOTA
Zoning & alternative use
OP · Sarasota, FL
Zoning OP · permitted uses
OP · 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
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.7M
RETAIL STORES
Est. value
$1.7M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
1955
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Rooms
6
Bathrooms
2
Lot
0.57 ac
Current owner
From public records · entity-resolved
Msperry Propertics LLC
Entity
Free & Clear · 5 yrs held
Mailing address
3339 W KENNEDY BLVD, TAMPA, FL 33609-2903
Ownership since
2020
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
Jul 27, 2020
—
Msperry Propertics LLC
2445 Fruitville LLC
Warranty Deed
—
Jul 27, 2020
$1,300,000
Dennis Hernandez & Assocs Pa
2445 Fruitville LLC
Warranty Deed
—
Apr 14, 2014
$240,000
2445 Fruitville LLC
Disabled American Veterans Dep
Warranty Deed
$192,000 · Disabled American Veterans Dep
Apr 6, 2009
—
Disabled American Veterans Dep
Veterans Holding Co Of Sarasota I
Quit Claim Deed
related
—
Jun 1, 2006
—
Discharged Veterans/
Friends Of Veterans Of Sarasota
Quit Claim Deed
related
—
Apr 21, 2006
—
Friends Of Veterans Of Sarasota
Disabled American Veterans Cha
Quit Claim Deed
related
—
Aug 25, 2005
—
Disabled American Veterans Sar
Disabled Veterans Holding Co/s
Quit Claim Deed
related
—
—
—
2445 Fruitville LLC
—
Loan Modification
related
$496,449 · Iberiabank
—
—
2445 Fruitville LLC
—
Deed Of Trust
related
$608,000 · Iberiabank
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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