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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Office buildings
641 Venice Ave Venice, FL 34285-4636
Trust Owned
14-yr Hold
Free & Clear
Property ID
US18-5113168
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1955
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,480 SF
Lot
0.2 ac (8,625 SF)
Zoning code
VA
APN
0408-01-0118
UPID
US18-5113168
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
$355k
CAP Approach
CAP
$595k
Comparable Approach
Comparable
$671k
Blend (final)
Blend
$505k
Owner & transaction history
Oconnell Donald F & I L Trust · 14 yrs held
Oconnell Donald F & I L Trust
since 2012
Last sale
$477,000
2 recorded transactions
Zoning & alternative use
VA · Venice, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$830,000
+24.3%
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
$355,000
CAP Approach
CAP Return
Estimation
6%
$645,000
6.5%
$595,000
7%
$550,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$670,000
Current use
MEDICAL BUILDING
$830,000
Change: +24% · Conversion: Easy
RETAIL STORES
$560,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$505k
Range $455k – $556k · ±10% · vs last sale $477k (Dec 8 2025)
Last sale anchor
$477k
Dec 8 2025
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
$204 / 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
$5,339
Tax year 2023
Assessed value
$441,600
Assessed 2023
Previous assessed
$323,000
+36.7% YoY
Effective rate
1.21%
On assessed value
Assessed land
$268,600
Assessed improvement
$173,000
Land market value
$268,600
Improvement market value
$173,000
Total market value
$441,600
Applied tax rate
300.0000
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
Status
Off-Market
Year built
1955
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Rooms
6
Bathrooms
1
Total area
2,480 SF
Lot
0.2 ac (8,625 SF)
Zoning code
VA
APN
0408-01-0118
UPID
US18-5113168
Jurisdiction
SARASOTA
Zoning & alternative use
VA · Venice, FL
Zoning VA · permitted uses
VA · 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
OFFICE BUILDING Current
Est. value
$670,000
MEDICAL BUILDING
Est. value
$830,000
RETAIL STORES
Est. value
$560,000
OFFICE BUILDING Current
MEDICAL BUILDING
RETAIL STORES
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
1955
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Rooms
6
Bathrooms
1
Lot
0.2 ac
Current owner
From public records · entity-resolved
Oconnell Donald F & I L Trust
Trust
Free & Clear · 14 yrs held
Mailing address
PO BOX 1493, VENICE, FL 34284-1493
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 13, 2012
—
Oconnell Donald F & I L Trust
Oconnell,donald F & Irene L
Quit Claim Deed
related
—
Aug 2, 2000
$130,000
Trevor E Charnley
Oconnell,donald F & Irene L
Grant Deed
$97,000 · Community Nat'l Bank Sarasota
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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