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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Assisted living facilities
4004 Fruitville Rd Sarasota, FL 34232-1617
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US18-1681540
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1952
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,612 SF
Lot
1.06 ac (46,378 SF)
Zoning code
RSFE
APN
2033-02-0034
UPID
US18-1681540
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$485k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$581k
Blend (final)
Blend
$530k
Owner & transaction history
Balmoral 4004 LLC · 12 yrs held
Balmoral 4004 LLC
since 2014
6 recorded transactions
Zoning & alternative use
RSFE · Sarasota, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$865,000
+49.5%
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
$485,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$580,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$865,000
Change: +49% · Conversion: Difficult
Blend value · Realmo final
$530k
Range $477k – $583k · ±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
$70 / 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
$15,134
Tax year 2023
Assessed value
$931,600
Assessed 2023
Previous assessed
$931,600
+0.0% YoY
Effective rate
1.62%
On assessed value
Assessed land
$204,800
Assessed improvement
$726,800
Land market value
$204,800
Improvement market value
$726,800
Total market value
$931,600
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1952
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Rooms
21
Bathrooms
11
Total area
7,612 SF
Lot
1.06 ac (46,378 SF)
Zoning code
RSFE
APN
2033-02-0034
UPID
US18-1681540
Jurisdiction
SARASOTA
Zoning & alternative use
RSFE · Sarasota, FL
Zoning RSFE · permitted uses
RSFE · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$580,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$865,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
NEIGHBORHOOD: SHOPPING CENTER
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
1952
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Rooms
21
Bathrooms
11
Lot
1.06 ac
Current owner
From public records · entity-resolved
Balmoral 4004 LLC
Entity
Mailing address
280 MERRIMACK ST STE #600, LAWRENCE, MA 01843-2159
Ownership since
2014
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 22, 2014
—
Balmoral 4004 LLC
Paterson,william A & Honor
Warranty Deed
—
Mar 2, 2001
$605,000
William A Paterson
Oluich,daniel & Deloris
Grant Deed
$424,000 · Century Bank Fsb
—
—
Daniel Oluich
—
Deed Of Trust
related
$15,000 · First State Bank
—
—
Daniel Oluich
—
Deed Of Trust
related
$25,000 · First State Bank
—
—
William A Paterson
—
Deed Of Trust
related
$500,000 · Sabal Palm Bank
—
—
William A Paterson
—
Deed Of Trust
related
$50,000 · Sabal Palm 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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