2816 Proctor Rd Sarasota, FL 34231-6444
Entity Owned
21-yr Hold
Absentee Owner
Free & Clear
Estimated value (blended)
$420k
Range $378k – $462k (±10%)
Implied cap rate
8.70%
In-place · NOI ÷ last sale
Property ID
US18-1276229
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,332 SF
Lot
0.27 ac (11,826 SF)
Zoning code
CN
APN
0087-04-0045
UPID
US18-1276229
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Wellness Program
-
Medical Clinic Alternative Medicine Practice
-
Alternative Medicine Practice Acupuncture
-
Alternative Medicine Practice Spa & Massage Center
-
Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$420k
CAP Approach
CAP
$560k
Comparable Approach
Comparable
$772k
Blend (final)
Blend
$420k
Owner & transaction history
since 2005
4 recorded transactions
Zoning & alternative use
CN · Sarasota, FL
Zoning description
The intent and purpose of the CN district is to permit small-scale neighborhood oriented commercial facilities and to facilitate their proper development and use through substantial buffering and design techniques to les…
General category
COMMERCIAL
Top alternative use upside
Medical building
$925,000
+27.9%
Retail stores
$815,000
+12.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$420k
Value range
$378k – $462k
±10% around blend
Estimated value / SF
$180 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
70
$378k
blend $420k
$462k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,332 SF
Lot area
0.27 ac
Year built
2007
Stories
1
APN
0087-04-0045
Assessed value
$433,900
Annual tax
$5,621
3
Income approach: direct capitalization
Partial preview
Income approach indication
$560k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$605k
@ 6.5% CAP return
$560k
@ 7% CAP return
$520k
4
Sales comparison
Partial preview
Sales approach indication
$662k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.7 mi away · 2,180 SF
3.8 mi away · 2,096 SF
11.6 mi away · 2,160 SF
11.8 mi away · 1,758 SF
13.6 mi away · 2,480 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$420k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 48 sales
$311
-42%
Submarket 353 sales
$411
-56%
County 494 sales
$367
-51%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $180/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+28%
vs current-use indication
Retail Stores
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
8.70%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.70%
9.0%
NOI (est.)
$30k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$349k
Move the market yield to see immediate price impact.
Value / SF
$150
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.20%8.70%9.20%
$27k
$333k
$314k
$297k
$30k
$370k
$349k
$330k
$33k
$407k
$384k
$363k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$406k
2.4 mi · Nov 2025 · $160/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$5,621
Tax year 2023
Assessed value
$433,900
Assessed 2023
Previous assessed
$369,400
+17.5% YoY
Effective rate
1.30%
On assessed value
Assessed land
$213,600
Assessed improvement
$220,300
Land market value
$213,600
Improvement market value
$220,300
Total market value
$433,900
Applied tax rate
100.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Rooms
5
Bathrooms
2
Total area
2,332 SF
Lot
0.27 ac (11,826 SF)
Zoning code
CN
APN
0087-04-0045
UPID
US18-1276229
Jurisdiction
SARASOTA
Zoning & alternative use
CN · Sarasota, FLZoning CN · permitted uses
CN · Sarasota, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The intent and purpose of the CN district is to permit small-scale neighborhood oriented commercial facilities and to facilitate their proper development and use through substantial buffering and design techniques to les…
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Rooms
5
Bathrooms
2
Lot
0.27 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
CN
COMMERCIAL
Jurisdiction
Sarasota, FL
Recorded code
CN
Official district
CN
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CN in Sarasota, FL.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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