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Property profile & analytics
OFF-MARKET
Estimated value
$330,000
Hotels
3155 Gulf Of Mexico Dr 250 Longboat Key, FL 34228-2912
Individually Owned
5-yr Hold
Free & Clear
Property ID
US18-2123007
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
416 SF
Zoning code
R4MX
APN
0005-07-1035
UPID
US18-2123007
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
-
The Diplomat Beach Resort Hotel & Motel Resort
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$300k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$330k
Owner & transaction history
Michael R Willis · 5 yrs held
Michael R Willis
since 2021
Last sale
$270,000
6 recorded transactions
Zoning & alternative use
R4MX · Longboat Key, 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 Longboat Key submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Longboat Key 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
$330,000
ML approach
$300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$330k
Range $297k – $363k · ±10% · vs last sale $270k (May 18 2021)
Last sale anchor
$270k
May 18 2021
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
$793 / 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
$960
Tax year 2023
Assessed value
$255,700
Assessed 2023
Previous assessed
$213,800
+19.6% YoY
Effective rate
0.38%
On assessed value
Assessed improvement
$255,700
Improvement market value
$255,700
Total market value
$255,700
Applied tax rate
420.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
WALL UNIT
Stories
1
Rooms
1
Bathrooms
1
Total area
416 SF
Zoning code
R4MX
APN
0005-07-1035
UPID
US18-2123007
Jurisdiction
SARASOTA
Zoning & alternative use
R4MX · Longboat Key, FLZoning R4MX · permitted uses
R4MX · Longboat Key, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Rooms
1
Bathrooms
1
Current owner
From public records · entity-resolved
Michael R Willis
Individual
Free & Clear · 5 yrs held
Mailing address
PO BOX 2255, WINTER HAVEN, FL 33883-2255
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 18, 2021
$270,000
Michael R Willis
Bradley Winer
Warranty Deed
—
Mar 6, 2015
$205,000
Bradley Winer
Collier Betty L
Warranty Deed
—
Mar 31, 2014
$195,000
Bradley Winer
Misner,andrew
Warranty Deed
—
Jul 25, 2011
$156,000
Andrew Misner
Vohoska,bernice E
Warranty Deed
—
Jul 12, 1999
$99,000
Emil F Vohoska
Sinclair,jeffrey & Lori C
Grant Deed
$73,600 · Republic Trust & Mortgage INC
—
—
Bradley D Winer
—
Deed Of Trust
related
$750,000 · Gulfside Bk
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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