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Property profile & analytics
OFF-MARKET
Estimated value
$1,435,000
Assisted living facilities
4450 8th St Sarasota, FL 34232-1702
Entity Owned
Free & Clear
Property ID
US18-4178598
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
22,329 SF
Lot
1.93 ac (84,070 SF)
Zoning code
OPI
APN
0044-05-0010
UPID
US18-4178598
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
-
Cabot Reserve On the Green Nursing Home Retirement Community
-
Sharon Hoff Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$870k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.00M
Blend (final)
Blend
$1.44M
Owner & transaction history
40th Street Investment Property LLC
40th Street Investment Property LLC
since 2026
7 recorded transactions
Zoning & alternative use
OPI · Sarasota, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$870,000
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)
$1,700,000
Current use
Blend value · Realmo final
$1.44M
Range $1.29M – $1.58M · ±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
$64 / 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
$6,219
Tax year 2023
Assessed value
$3,203,400
Assessed 2023
Previous assessed
$2,573,100
+24.5% YoY
Effective rate
0.19%
On assessed value
Assessed land
$863,600
Assessed improvement
$2,339,800
Land market value
$863,600
Improvement market value
$2,339,800
Total market value
$3,203,400
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Bathrooms
69
Total area
22,329 SF
Lot
1.93 ac (84,070 SF)
Zoning code
OPI
APN
0044-05-0010
UPID
US18-4178598
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
69
Lot
1.93 ac
Current owner
From public records · entity-resolved
40th Street Investment Property LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1411 NW 14TH AVE, MIAMI, FL 33125-1616
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 8, 2026
—
Best Care Senior Living LLC
—
Deed
related
$9,750,000 · Valley National Bank
Apr 7, 2026
$2,500,000
40th Street Investment Property LLC
Family Extended Care Of Sarasota INC
Special Warranty Deed
—
Nov 19, 2018
—
Family Extended Care Of Saraso
—
Grant Deed
related
$11,724,929 · Suntrust Bk
Nov 4, 1998
$3,800,000
Family Extended Care Of Saraso
Cabot Reserve On The Green INC
Grant Deed
—
Aug 12, 1997
—
Cabot Reserve On The Green INC
—
Grant Deed
related
$77,000 · Republic Bank
Jul 2, 1997
$85,000
Cabot Reserve On The Green INC
Cabot Investment Assc INC
Grant Deed
related
—
Feb 18, 1997
$85,000
Cabot Investment Assoc INC
Gulf Coast Health Care INC
Grant Deed
—
—
—
Family Extended Care Of Sara
—
Loan Modification
related
$31,186,929 · Suntrust Bk
—
—
Family Extended Care Of Sarasota
—
Deed Of Trust
related
$2,532,522 · Bank United
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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