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Property profile & analytics
OFF-MARKET
Estimated value
$2,455,000
Office buildings
3859 Bee Rdg Rd Sarasota, FL 34233-1183
Individually Owned
28-yr Hold
~
Est. High Equity
Property ID
US18-4013461
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,282 SF
Lot
0.64 ac (27,680 SF)
Zoning code
OPI
APN
0061-14-0016
UPID
US18-4013461
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
-
Gerber Law Law Firm
-
Van Winkle & Sams Pa Law Firm
-
Gulf Coast Paradise Realty Inc Real Estate Agency
-
Scott North - VanDyk Mortgage Corporation Loan Service Bank
-
Hawk's Nest Construction Inc Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.46M
Comparable Approach
Comparable
$2.68M
Blend (final)
Blend
$2.46M
Owner & transaction history
Tod Johnston Homes · 28 yrs held
Tod Johnston Homes
since 1998
1 recorded transaction
Zoning & alternative use
OPI · Sarasota, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.1M
+32.6%
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%
$2,665,000
6.5%
$2,460,000
7%
$2,285,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,060,000
Current use
RETAIL STORES
$4,060,000
Change: +33% · Conversion: Moderate
MEDICAL BUILDING
$3,050,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$2.46M
Range $2.21M – $2.70M · ±10%
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
$239 / 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
$22,776
Tax year 2023
Assessed value
$1,658,200
Assessed 2023
Previous assessed
$1,492,500
+11.1% YoY
Effective rate
1.37%
On assessed value
Assessed land
$631,800
Assessed improvement
$1,026,400
Land market value
$631,800
Improvement market value
$1,026,400
Total market value
$1,658,200
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
2
Rooms
50
Bathrooms
4
Total area
10,282 SF
Lot
0.64 ac (27,680 SF)
Zoning code
OPI
APN
0061-14-0016
UPID
US18-4013461
Jurisdiction
SARASOTA
Zoning & alternative use
OPI · Sarasota, FL
Zoning OPI · permitted uses
OPI · 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
$3.1M
RETAIL STORES
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$3.1M
OFFICE BUILDING Current
RETAIL STORES
MEDICAL BUILDING
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
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
2
Rooms
50
Bathrooms
4
Lot
0.64 ac
Current owner
From public records · entity-resolved
Tod Johnston Homes
Individual
Mailing address
3859 BEE RDG RD, SARASOTA, FL 34233-1183
Ownership since
1998
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
Jan 30, 1998
$833,700
Tod Johnston Homes
Johnson Trust
Grant Deed
related
$807,000 · 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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