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Property profile & analytics
OFF-MARKET
Estimated value
$9,220,000
Retail space
4105 Pointe Plz Blvd Venice, FL 34293-2246
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-6027148
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
14,737 SF
Lot
2.18 ac (95,083 SF)
Zoning code
CI
APN
0448-13-0002
UPID
US18-6027148
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
-
Walgreens Pharmacy
-
LibertyX Bitcoin ATM Atm
-
Walgreens Pharmacy Pharmacy
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
Coinhub Bitcoin ATM Teller Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.27M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.38M
Blend (final)
Blend
$9.22M
Owner & transaction history
Charles E Xuereb · 4 yrs held
Charles E Xuereb
since 2022
Last sale
$12.0M
3 recorded transactions
Zoning & alternative use
CI · Venice, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$12.3M
+183.0%
Restaurant
$10.7M
+146.6%
Auto repair, garage
$8.5M
+95.4%
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 Venice submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Venice 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
$10,265,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$12,265,000
Change: +183% · Conversion: Easy
RESTAURANT
$10,685,000
Change: +147% · Conversion: Easy
AUTO REPAIR, GARAGE
$8,470,000
Change: +95% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,650,000
Change: +53% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$6,405,000
Change: +48% · Conversion: Difficult
Blend value · Realmo final
$9.22M
Range $8.30M – $10.14M · ±10% · vs last sale $12.00M (Apr 21 2022)
Last sale anchor
$12.00M
Apr 21 2022
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
$626 / 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
$59,094
Tax year 2023
Assessed value
$4,665,800
Assessed 2023
Previous assessed
$5,194,400
-10.2% YoY
Effective rate
1.27%
On assessed value
Assessed land
$2,157,200
Assessed improvement
$2,508,600
Land market value
$2,157,200
Improvement market value
$2,508,600
Total market value
$4,665,800
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Total area
14,737 SF
Lot
2.18 ac (95,083 SF)
Zoning code
CI
APN
0448-13-0002
UPID
US18-6027148
Jurisdiction
SARASOTA
Zoning & alternative use
CI · Venice, FL
Zoning CI · permitted uses
CI · Venice, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Venice. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$12.3M
RESTAURANT
Est. value
$10.7M
AUTO REPAIR, GARAGE
Est. value
$8.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.7M
INDUSTRIAL (GENERAL)
Est. value
$6.4M
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
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
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Lot
2.18 ac
Current owner
From public records · entity-resolved
Charles E Xuereb
Individual
Mailing address
12998 VIS DEL VALLE CT, LOS ALTOS HILLS, CA 94022-4473
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2022
$12,000,000
Charles E Xuereb
Roberts Family Trust Fl Holdings Ll
Warranty Deed
$7,920,000 · Capstar Bank
Dec 22, 2011
$9,284,615
Roberts Family Trust Florida Hold
Jacaranda Ventures LLC
Warranty Deed
$5,571,000 · Rga Reinsurance Co
Aug 12, 2008
$2,975,000
Jacaranda Ventures LLC
Southern Trust Auto Sales INC
Trustees Deed
$5,750,000 · Regions 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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