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Property profile & analytics
OFF-MARKET
Estimated value
$18,795,000
Office buildings
2601 Cattlemen Rd Ste 210 Sarasota, FL 34232-6282
Entity Owned
9-yr Hold
Free & Clear
Property ID
US18-4765048
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1988
Total area
71,748 SF
Lot
11.16 ac (486,028 SF)
Zoning code
ILW
APN
0064-16-0001
UPID
US18-4765048
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
by Request
CAP Approach
CAP
$17.17M
Comparable Approach
Comparable
$18.58M
Blend (final)
Blend
$18.80M
Owner & transaction history
Live Oak Corp Center LLC · 9 yrs held
Live Oak Corp Center LLC
since 2016
1 recorded transaction
Zoning & alternative use
ILW · Sarasota, 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 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%
$18,595,000
6.5%
$17,165,000
7%
$15,940,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$29,470,000
Current use
MEDICAL BUILDING
$28,525,000
Change: -3% · Conversion: Easy
RETAIL STORES
$28,330,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$18.80M
Range $16.92M – $20.67M · ±10%
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
$262 / 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
$207,493
Tax year 2023
Assessed value
$16,823,400
Assessed 2023
Previous assessed
$12,827,600
+31.2% YoY
Effective rate
1.23%
On assessed value
Assessed land
$3,604,200
Assessed improvement
$13,219,200
Land market value
$3,604,200
Improvement market value
$13,219,200
Total market value
$16,823,400
Applied tax rate
100.0000
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 (MULTI-STORY)
Status
Off-Market
Year built
1988
Heating
YES
Cooling
YES
Buildings
2
Stories
5
Rooms
134
Bathrooms
5
Total area
71,748 SF
Lot
11.16 ac (486,028 SF)
Zoning code
ILW
APN
0064-16-0001
UPID
US18-4765048
Jurisdiction
SARASOTA
Zoning & alternative use
ILW · Sarasota, FL
Zoning ILW · permitted uses
ILW · 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
$29.5M
MEDICAL BUILDING
Est. value
$28.5M
RETAIL STORES
Est. value
$28.3M
OFFICE BUILDING Current
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
1988
Heating
YES
Cooling
Yes
Stories
5
Buildings
2
Rooms
134
Bathrooms
5
Lot
11.16 ac
Current owner
From public records · entity-resolved
Live Oak Corp Center LLC
Entity
Free & Clear · 9 yrs held
Mailing address
20416 HARPER AVE, HARPER WOODS, MI 48225-1644
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 8, 2016
$8,457,600
Live Oak Corp Center LLC
Osprey Sa Ltd
Warranty 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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