Entity Owned 
For Lease
1 / 16
$25 SF/Yr
2828 Proctor Rd, Sarasota, FL 34231
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1954
Construction
FRAME
Total area
2,300 SF
Lot
0.3 ac (13,140 SF)
Zoning code
OPI
APN
0087-04-0043
UPID
US18-2753512
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
-
Tattoo & Piercing Shop
-
Advertising Agency Marketing & Advertising
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$650k
CAP Approach
CAP
$550k
Comparable Approach
Comparable
$720k
Blend (final)
Blend
$695k
Owner & transaction history
since 2025
Last sale
$625,000
2 recorded transactions
Zoning & alternative use
OPI · Sarasota, FL
Top alternative use upside
Auto repair, garage
$1.0M
+41.4%
Medical building
$915,000
+27.9%
Retail stores
$805,000
+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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 7 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$695k
Value range
$626k – $765k
±10% around blend
Estimated value / SF
$302 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
70
Income certainty
100
$626k
blend $695k
$765k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,300 SF
Lot area
0.3 ac
Year built
1954
Stories
1
APN
0087-04-0043
Zoning
OPI
Assessed value
$404,800
Annual tax
$1,406
3
Income approach: direct capitalization
Partial preview
Income approach indication
$550k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$595k
@ 6.5% CAP return
$550k
@ 7% CAP return
$510k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$1,406
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$680k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / 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
13.5 mi away · 2,480 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$695k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 48 sales
$311
-3%
Submarket 353 sales
$411
-26%
County 494 sales
$367
-18%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $302/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+41%
vs current-use indication
Medical Building
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
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
5.10%
Selected cap rate for this office buildings
Derived from the Sarasota market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.10%
9.0%
NOI (est.)
$38k *
Last sale · May 2025
$625k
* 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$736k
Move the market yield to see immediate price impact.
Value / SF
$320
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
4.60%5.10%5.60%
$34k
$735k
$663k
$604k
$38k
$816k
$736k
$671k
$41k
$898k
$810k
$738k
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
2.3 mi · Nov 2025 · $160/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$1,406
Tax year 2023
Assessed value
$404,800
Assessed 2023
Previous assessed
$339,100
+19.4% YoY
Effective rate
0.35%
On assessed value
Assessed land
$232,500
Assessed improvement
$172,300
Land market value
$232,500
Improvement market value
$172,300
Total market value
$404,800
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
For Lease
Year built
1954
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Rooms
8
Bathrooms
2
Total area
2,300 SF
Lot
0.3 ac (13,140 SF)
Zoning code
OPI
APN
0087-04-0043
UPID
US18-2753512
Jurisdiction
SARASOTA
Zoning & alternative use
OPI · Sarasota, FLZoning OPI · permitted uses
OPI · Sarasota, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
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
1954
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
2
Lot
0.3 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
OPI
Jurisdiction
Sarasota, FL
Recorded code
OPI
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for OPI in Sarasota, FL.
What opens after registration
Zoning profile
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.
One complete report on every paid plan · 30 · 300 reports per month.
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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