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Property profile & analytics
OFF-MARKET
Estimated value
$895,000
Office buildings
3192 Fruitville Rd Sarasota, FL 34237-5342
Entity Owned
13-yr Hold
Free & Clear
Property ID
US18-1336106
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,180 SF
Lot
0.32 ac (13,818 SF)
Zoning code
OPB
APN
2031-03-0001
UPID
US18-1336106
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
-
Faith E Michael, Realtor Real Estate Agency
-
Jill Thomas - Sarasota Real Estate Real Estate Agency
-
Jenna Carver, Realtor Real Estate Agency
-
Berkshire Hathaway: Maria Catanescu Realtor Real Estate Agency
-
Berkshire Hathaway HomeServices Florida Realty - Cheri J. Ivarsson Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.03M
Blend (final)
Blend
$895k
Owner & transaction history
Pennington Holdings LLC · 13 yrs held
Pennington Holdings LLC
since 2012
Last sale
$875,000
5 recorded transactions
Zoning & alternative use
OPB · Sarasota, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$960,000
+33.0%
Medical building
$865,000
+20.4%
Retail stores
$860,000
+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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$720,000
Current use
AUTO REPAIR, GARAGE
$960,000
Change: +33% · Conversion: Difficult
MEDICAL BUILDING
$865,000
Change: +20% · Conversion: Easy
RETAIL STORES
$860,000
Change: +20% · Conversion: Moderate
Blend value · Realmo final
$895k
Range $806k – $985k · ±10% · vs last sale $875k (Jan 16 2026)
Last sale anchor
$875k
Jan 16 2026
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
$411 / 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
$9,167
Tax year 2023
Assessed value
$640,300
Assessed 2023
Previous assessed
$483,400
+32.5% YoY
Effective rate
1.43%
On assessed value
Assessed land
$396,100
Assessed improvement
$244,200
Land market value
$396,100
Improvement market value
$244,200
Total market value
$640,300
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
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Total area
2,180 SF
Lot
0.32 ac (13,818 SF)
Zoning code
OPB
APN
2031-03-0001
UPID
US18-1336106
Jurisdiction
SARASOTA
Zoning & alternative use
OPB · Sarasota, FL
Zoning OPB · permitted uses
OPB · 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
$720,000
AUTO REPAIR, GARAGE
Est. value
$960,000
MEDICAL BUILDING
Est. value
$865,000
RETAIL STORES
Est. value
$860,000
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
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Pennington Holdings LLC
Entity
Free & Clear · 13 yrs held
Mailing address
13074 VIA CASSIA #17, PLACIDA, FL 33946-2128
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 23, 2012
—
Pennington Holdings LLC
Cristello,jessie & Gail
Warranty Deed
—
Jul 10, 2001
$112,000
Jessie Cristello
Gutlerrez,luis F & Marybel
Grant Deed
—
Feb 24, 1997
$54,500
Luis F Gutierrez
Mccanna,margaret
Grant Deed
—
—
—
Jessie Cristello
—
Deed Of Trust
related
$150,000 · Peoples Community Bank W Coast
—
—
Luis F Gutierrez
—
Deed Of Trust
related
$50,000 · West Coast Bank
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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