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Property profile & analytics
OFF-MARKET
Estimated value
$1,055,000
Hotels
82 Avenida Messina Sarasota, FL 34242
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US18-4866824
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1949
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,775 SF
Lot
0.36 ac (15,833 SF)
Zoning code
SKOD; RMF1
APN
0080-18-0012
UPID
US18-4866824
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.34M
Blend (final)
Blend
$1.06M
Owner & transaction history
Siesta Key Resort II LLC · 7 yrs held
Siesta Key Resort II LLC
since 2019
7 recorded transactions
Zoning & alternative use
SKOD; RMF1 · 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.06M
Range $950k – $1.16M · ±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
$594 / 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
$32,880
Tax year 2023
Assessed value
$3,083,400
Assessed 2023
Previous assessed
$2,546,200
+21.1% YoY
Effective rate
1.07%
On assessed value
Assessed land
$2,534,800
Assessed improvement
$548,600
Land market value
$2,534,800
Improvement market value
$548,600
Total market value
$3,083,400
Applied tax rate
1,800.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1949
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Buildings
4
Stories
1
Rooms
24
Bathrooms
8
Total area
1,775 SF
Lot
0.36 ac (15,833 SF)
Zoning code
SKOD; RMF1
APN
0080-18-0012
UPID
US18-4866824
Jurisdiction
SARASOTA
Zoning & alternative use
SKOD; RMF1 · Sarasota, FL
Zoning SKOD; RMF1 · permitted uses
SKOD; RMF1 · 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.
Building & site characteristics
From public records
Year built
1949
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
4
Rooms
24
Bathrooms
8
Lot
0.36 ac
Current owner
From public records · entity-resolved
Siesta Key Resort II LLC
Entity
Mailing address
PO BOX 1726, BRADENTON, FL 34206-1726
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2019
$100
Siesta Key Resort II LLC
Siesta Key Resort I LLC
Quit Claim Deed
related
—
Jul 9, 2018
—
Siesta Key Resort I LLC
—
Loan Modification
related
$18,000,000 · Usameribank
Feb 1, 2017
—
Siesta Key Resort I LLC
—
Loan Modification
related
$3,594,000 · Usameribank
May 25, 2016
—
Siesta Key Resort I LLC
—
Deed
related
$1,000,000 · Usameribank
May 12, 2016
—
Siesta Key Resort I LLC
Siesta Key Village Tropical
Quit Claim Deed
related
—
Mar 28, 2016
—
Siesta Key Resort I LLC
Siesta Key Village Tropical
Quit Claim Deed
related
$11,200,000 · Usameribank
May 1, 2009
—
Key Village Tropical Br Siesta
Siesta Key Florida Rentals INC
Quit Claim Deed
related
$6,000,000 · Busey Bank
Jul 17, 2001
$1,240,000
Siesta Key Florida Rentals INC
Wexler,steven P
Grant Deed
$992,000 · Bank Of Commerce
Aug 10, 2000
$1,375,000
Wexler,steven P & Elizabeth
Miramar Beach Apartments INC
Trustees Deed
—
—
—
Tropical Breeze Resort Of Siest
—
Deed Of Trust
related
$3,150,000 · Witzer Stephen A (te)
—
—
Tropical Breeze Resort Of Siest
—
Deed Of Trust
related
$3,150,000 · Witzer Stephen A (te)
—
—
Siesta Key Florida Rentals
—
Deed Of Trust
related
$2,050,000 · Witzer Stephen A (te)
—
—
Steven P Wexler
—
Deed Of Trust
related
$950,000 · First Security Bank
—
—
Tropical Breeze Resort Of Siesta
—
Deed Of Trust
related
$3,150,000 · Witzer Stephen A (te)
—
—
Siesta Key Florida Rentals INC
—
Deed Of Trust
related
$850,000 · Witzer Stephen A (te)
—
—
Siesta Key Resort I LLC
—
Deed Of Trust
related
$1,000,000 · Usameribank
—
—
Siesta Key Florida Rentals INC
—
Deed Of Trust
related
$4,000,000 · Meyer Leonard G JR (te)
—
—
Siesta Key Florida Rentals
—
Deed Of Trust
related
$1,000,000 · Anthony & Kathy Zumbano
—
—
Siesta Key Florida Rentals
—
Deed Of Trust
related
$1,000,000 · Weinstein P S Fam Tr (tr)
—
—
Siesta Key Florida Rentals INC
—
Deed Of Trust
related
$1,500,000 · Freund David C (te)
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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