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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Golf courses & driving ranges
3500 Pembrook Dr Sarasota, FL 34239-6705
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US18-6000603
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,055 SF
Lot
1.26 ac (54,950 SF)
Zoning code
RE1
APN
0059-09-0015
UPID
US18-6000603
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
-
Village Green Golf Club Golf Course
-
Village Green Club Estates General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$925k
Owner & transaction history
S & E Martin R & E Invs LLC · 6 yrs held
S & E Martin R & E Invs LLC
since 2020
Last sale
$825,000
1 recorded transaction
Zoning & alternative use
RE1 · Sarasota, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Home | City of Sarasota
Top alternative use upside
Restaurant
$1.3M
+92.8%
Office building
$1.1M
+60.1%
Auto repair, garage
$1.0M
+45.9%
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
RECREATIONAL/ENTERTAINMENT (GENERAL)
$685,000
Current use
RESTAURANT
$1,325,000
Change: +93% · Conversion: Difficult
OFFICE BUILDING
$1,100,000
Change: +60% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,000,000
Change: +46% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$955,000
Change: +39% · Conversion: Difficult
RETAIL STORES
$815,000
Change: +19% · Conversion: Difficult
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±10% · vs last sale $825k (Apr 17 2020)
Last sale anchor
$825k
Apr 17 2020
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
$153 / 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
$9,418
Tax year 2023
Assessed value
$545,700
Assessed 2023
Previous assessed
$424,000
+28.7% YoY
Effective rate
1.73%
On assessed value
Assessed land
$225,500
Assessed improvement
$320,200
Land market value
$225,500
Improvement market value
$320,200
Total market value
$545,700
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Year built
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
2
Rooms
5
Bathrooms
4
Total area
6,055 SF
Lot
1.26 ac (54,950 SF)
Zoning code
RE1
APN
0059-09-0015
UPID
US18-6000603
Jurisdiction
SARASOTA
Zoning & alternative use
RE1 · Sarasota, FLZoning RE1 · permitted uses
RE1 · Sarasota, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Home | City of Sarasota
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$685,000
RESTAURANT
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
INDUSTRIAL (GENERAL)
Est. value
$955,000
RETAIL STORES
Est. value
$815,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
2
Rooms
5
Bathrooms
4
Lot
1.26 ac
Current owner
From public records · entity-resolved
S & E Martin R & E Invs LLC
Entity
Mailing address
11617 PARROTFISH ST, VENICE, FL 34292-2247
Ownership since
2020
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
Apr 17, 2020
$825,000
S & E Martin R & E Invs LLC
Jack T Binswanger
Warranty Deed
$700,000 · Jack T & Mary L Binswanger
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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