Entity Owned 
For Lease
1 / 7
Contact for pricing
4451 Aidan Ln, North Port, FL 34287
View Listing →
Property summary
AI-generated overview
This is an office building with shared common areas featuring a vaulted ceiling, tile flooring, and three large chandelier fixtures. The building includes a 2nd-floor suite configured as a dark shell space, with tenant improvements handled on a case-by-case basis. The property was described as having high-end interior finishes and is presented as well maintained.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
23,440 SF
Lot
2.08 ac (90,595 SF)
Zoning code
PCDN
APN
1002-16-0080
UPID
US18-0991987
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
State Government Office
-
Credit Union
-
Real Estate Agency
-
Medical Clinic
-
Bank Credit Union
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.47M
CAP Approach
CAP
$5.61M
Comparable Approach
Comparable
$5.33M
Blend (final)
Blend
$4.31M
Owner & transaction history
since 2021
Last sale
$3.5M
6 recorded transactions
Zoning & alternative use
PCDN · North Port, FL
Top alternative use upside
Retail stores
$6.9M
+10.4%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$4.31M
Value range
$3.88M – $4.74M
±10% around blend
Estimated value / SF
$184 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
Income certainty
100
$3.88M
blend $4.31M
$4.74M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
23,440 SF
Lot area
2.08 ac
Year built
2007
Stories
2
APN
1002-16-0080
Zoning
PCDN
Assessed value
$2,962,200
Annual tax
$45,348
3
Income approach: direct capitalization
Partial preview
Income approach indication
$5.61M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$6.08M
@ 6.5% CAP return
$5.61M
@ 7% CAP return
$5.21M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$45,348
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$5.33M
Range $4.42M – $9.06M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.31M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 90 sales
$266
-31%
County 494 sales
$367
-50%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $184/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+10%
vs current-use indication
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
8.50%
Selected cap rate for this office buildings
Derived from the North Port market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.50%
9.0%
NOI (est.)
$356k *
Last sale · Sep 2021
$3.51M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.19M
Move the market yield to see immediate price impact.
Value / SF
$179
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.00%8.50%9.00%
$321k
$4.01M
$3.77M
$3.56M
$356k
$4.45M
$4.19M
$3.96M
$392k
$4.90M
$4.61M
$4.36M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$45,348
Tax year 2023
Assessed value
$2,962,200
Assessed 2023
Previous assessed
$2,536,200
+16.8% YoY
Effective rate
1.53%
On assessed value
Assessed land
$570,500
Assessed improvement
$2,391,700
Land market value
$570,500
Improvement market value
$2,391,700
Total market value
$2,962,200
Applied tax rate
500.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Lease
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
2
Total area
23,440 SF
Lot
2.08 ac (90,595 SF)
Zoning code
PCDN
APN
1002-16-0080
UPID
US18-0991987
Jurisdiction
SARASOTA
Zoning & alternative use
PCDN · North Port, FLZoning PCDN · permitted uses
PCDN · North Port, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
2
Lot
2.08 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PCDN
Jurisdiction
North Port, FL
Recorded code
PCDN
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Get access to Data & Analytics
Choose membership plan that suits your needs
Unlock Full Report
$9
one-time
Single Property Report
Full report includes
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
MOST POPULAR
Professional Plan
$99
/mo
30 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 30 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Enterprise Plan
$299
/mo
300 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 300 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Unlock Light Report
Free
Confirm your email
and get 1 Light Report
and get 1 Light Report
Light report includes
- Property Information
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Potential
- Location Insight
- Alternative use
- Local Zoning Insight
Confirm your e-mail to get the report
