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Property profile & analytics
FOR LEASE
Office buildings
1001 Heathrow Park Ln Lake Mary, FL 32746
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-5166459
For Lease
1 / 4
$47,905,000
1001 Heathrow Park Ln, Lake Mary, FL 32746
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2016
Construction
TILT-UP CONCRETE
Total area
202,040 SF
Lot
10.15 ac (442,134 SF)
APN
06-20-30-300-002G-0000
UPID
US18-5166459
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
-
Whigham Frank C Law Firm
-
Deloitte Business Management Consultant Accounting Firm
-
Stenstrom Law Office Law Firm
-
Spectrum Co. Telecommunications Service
-
Iftikhar Bilal Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$49.54M
Comparable Approach
Comparable
$33.07M
Blend (final)
Blend
$47.91M
Owner & transaction history
Heathrow Portfolio Properties LLC · 4 yrs held
Heathrow Portfolio Properties LLC
since 2022
Last sale
$47.3M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$53.6M
+23.4%
Neighborhood: shopping center
$44.9M
+3.4%
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 Lake Mary submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Mary 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
$47,570,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$53,660,000
6.5%
$49,535,000
7%
$45,995,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$43,395,000
Current use
COMMERCIAL (GENERAL)
$53,555,000
Change: +23% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$44,890,000
Change: +3% · Conversion: Difficult
RETAIL STORES
$38,390,000
Change: -12% · Conversion: Moderate
WAREHOUSE, STORAGE
$36,910,000
Change: -15% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$35,130,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$47.91M
Range $43.11M – $52.70M · ±10% · vs last sale $47.26M (Jan 6 2022)
Last sale anchor
$47.26M
Jan 6 2022
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
$237 / 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
$430,899
Tax year 2023
Assessed value
$30,730,456
Assessed 2023
Previous assessed
$30,730,456
+0.0% YoY
Effective rate
1.40%
On assessed value
Land market value
$3,900,859
Improvement market value
$26,829,597
Total market value
$30,730,456
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
For Lease
Year built
2016
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
4
Bathrooms
59
Total area
202,040 SF
Lot
10.15 ac (442,134 SF)
APN
06-20-30-300-002G-0000
UPID
US18-5166459
Jurisdiction
SEMINOLE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$43.4M
COMMERCIAL (GENERAL)
Est. value
$53.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$44.9M
RETAIL STORES
Est. value
$38.4M
WAREHOUSE, STORAGE
Est. value
$36.9M
INDUSTRIAL (GENERAL)
Est. value
$35.1M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
2016
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
4
Bathrooms
59
Lot
10.15 ac
Current owner
From public records · entity-resolved
Heathrow Portfolio Properties LLC
Entity
Free & Clear · 4 yrs held
Mailing address
18 SS DR, MANHASSET HL, NY 11040-2242
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 6, 2022
$47,260,000
Heathrow Portfolio Properties LLC
Hr Office Owner 5 LP
Special Warranty Deed
—
Aug 29, 2019
—
Hr Office Owner 1 LP
—
Loan Modification
related
$91,289,570 · Wells Fargo Bk
Jul 17, 2017
$36,000,000
Hr Office Owner 5 LP
Dra Of Clp Heathrow Orlando LLC
Grant Deed
—
Jun 20, 2007
—
Dra Of Clp Heathrow Orlando LLC
Colonial Realty
Grant Deed
$741,907,256 · Wells Fargo Bank
Jul 22, 2005
$23,289,900
Crlp Heathrow Park Lane LLC
Hibc 1001 LLC
Warranty Deed
$24,000,000 · Colonial Realty LP
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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