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Property profile & analytics
OFF-MARKET
Estimated value
$20,730,000
Office buildings
455 Garland Ave Orlando, FL 32801-1518
Individually Owned
29-yr Hold
Free & Clear
Property ID
US18-2910353
Property summary
AI-generated overview
This exceptional 85,823 square foot, single-tenant restaurant space is available for lease at 455 North Garland Avenue in Orlando, Florida. Located in Orange County (APN 26-22-29-2263-00-040), this second-generation restaurant boasts existing infrastructure, making it an ideal turnkey opportunity. Situated within a six-story office building, the property benefits from a sole tenant, Lynx, ensuring a stable and established surrounding environment. The cafe enjoys a central downtown Orlando location, surrounded by numerous office buildings and businesses, providing a consistent flow of daytime walk-in foot traffic. This high-visibility location offers significant potential for a thriving restaurant operation. The property is categorized as a restaurant/cafe and is easily accessible, given its proximity to Lynx Central Station. The address is 455 N Garland Ave, Orlando, FL 32801 (28.5484572, -81.3814416). This is a rare opportunity to secure a well-positioned restaurant space in a vibrant and growing urban core. The substantial square footage provides ample room for a variety of restaurant concepts.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2004
Total area
85,823 SF
Lot
3.65 ac (159,111 SF)
Zoning code
AC-3A/T
APN
26-22-29-2263-00-040
UPID
US18-2910353
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
-
LYNX Corporate Office
-
Champs Cafe Restaurant
-
LYNX Central Station Parking Lot & Garage
-
N Garland Ave and W Amelia St Bus Stop
-
Lynx Vanpool Travel Agency Tour Operator
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$26.30M
Comparable Approach
Comparable
$15.82M
Blend (final)
Blend
$20.73M
Owner & transaction history
Central Florida · 29 yrs held
Central Florida
since 1996
2 recorded transactions
Zoning & alternative use
AC-3A/T · Orlando, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zone name
Downtown Metropolitan Activity Center Traditional City
General category
COMMERCIAL
Zone area
369.45 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$30.5M
+13.7%
Auto repair, garage
$28.6M
+6.6%
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 Orlando submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orlando 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%
$28,495,000
6.5%
$26,300,000
7%
$24,425,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$26,860,000
Current use
COMMERCIAL (GENERAL)
$30,530,000
Change: +14% · Conversion: Easy
AUTO REPAIR, GARAGE
$28,625,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$21,820,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$20.73M
Range $18.66M – $22.80M · ±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
$242 / 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
$5,384
Tax year 2023
Assessed value
$32,028,459
Assessed 2023
Previous assessed
$30,845,248
+3.8% YoY
Effective rate
0.02%
On assessed value
Assessed land
$11,946,054
Assessed improvement
$20,082,405
Land market value
$11,946,054
Improvement market value
$20,082,405
Total market value
$32,028,459
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 (MULTI-STORY)
Status
Off-Market
Year built
2004
Heating
FORCED AIR
Cooling
AC.CHILLED WATER
Buildings
2
Stories
6
Rooms
54
Total area
85,823 SF
Lot
3.65 ac (159,111 SF)
Zoning code
AC-3A/T
APN
26-22-29-2263-00-040
UPID
US18-2910353
Jurisdiction
ORANGE
Zoning & alternative use
AC-3A/T · Orlando, FLZoning AC-3A/T · permitted uses
AC-3A/T · Orlando, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zone name
Downtown Metropolitan Activity Center Traditional City
General category
COMMERCIAL
Zone area
369.45 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$26.9M
COMMERCIAL (GENERAL)
Est. value
$30.5M
AUTO REPAIR, GARAGE
Est. value
$28.6M
RETAIL STORES
Est. value
$21.8M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2004
Heating
FORCED AIR
Cooling
Yes
Stories
6
Buildings
2
Rooms
54
Lot
3.65 ac
Current owner
From public records · entity-resolved
Central Florida
Individual
Free & Clear · 29 yrs held
Mailing address
455 N GARLAND AVE, ORLANDO, FL 32801-1518
Ownership since
1996
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
Dec 23, 1996
—
Central Florida
City Of Orlando
Grant Deed
related
—
May 7, 1991
$20,000,000
—
—
Warranty Deed
related
—
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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