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Property profile & analytics
OFF-MARKET
Estimated value
$29,320,000
High-rise multifamily apartments
101 Lk Ave Orlando, FL 32801-2994
Entity Owned
11-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-1355985
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2017
Total area
282,927 SF
Lot
0.7 ac (30,557 SF)
Zoning code
PD/T
APN
25-22-29-6169-01-000
UPID
US18-1355985
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
-
CitiTower Apartment Complex
-
Goldfingers Aesthetics Thornton Park Spa & Massage Center Alternative Medicine Practice
-
Alzaibak Insurance Insurance Agency
-
The Local Draught House Bar & Pub
-
Speed Labs LLC, Headquarters (HQ): Aerial Photography Contractor in Construction General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$29.27M
Blend (final)
Blend
$29.32M
Owner & transaction history
East Sdg Cititower LLC · 11 yrs held
East Sdg Cititower LLC
since 2014
5 recorded transactions
Zoning & alternative use
PD/T · Orlando, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$48.0M
+148.6%
Restaurant
$40.7M
+110.9%
Office building
$33.8M
+74.7%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$19,315,000
Current use
RETAIL STORES
$48,010,000
Change: +149% · Conversion: Difficult
RESTAURANT
$40,735,000
Change: +111% · Conversion: Difficult
OFFICE BUILDING
$33,750,000
Change: +75% · Conversion: Moderate
AUTO REPAIR, GARAGE
$33,485,000
Change: +73% · Conversion: Difficult
Blend value · Realmo final
$29.32M
Range $26.39M – $32.25M · ±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
$104 / 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
$1,464,996
Tax year 2023
Assessed value
$76,808,264
Assessed 2023
Previous assessed
$73,023,850
+5.2% YoY
Effective rate
1.91%
On assessed value
Assessed land
$8,318,100
Assessed improvement
$68,490,164
Land market value
$8,318,100
Improvement market value
$68,490,164
Total market value
$76,808,264
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
2017
Heating
FORCED AIR
Cooling
AC.CHILLED WATER
Stories
25
Units
233
Rooms
4
Total area
282,927 SF
Lot
0.7 ac (30,557 SF)
Zoning code
PD/T
APN
25-22-29-6169-01-000
UPID
US18-1355985
Jurisdiction
ORANGE
Zoning & alternative use
PD/T · Orlando, FL
Zoning PD/T · permitted uses
PD/T · Orlando, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Orlando. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$19.3M
RETAIL STORES
Est. value
$48.0M
RESTAURANT
Est. value
$40.7M
OFFICE BUILDING
Est. value
$33.8M
AUTO REPAIR, GARAGE
Est. value
$33.5M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2017
Heating
FORCED AIR
Cooling
Yes
Stories
25
Units
233
Rooms
4
Lot
0.7 ac
Current owner
From public records · entity-resolved
East Sdg Cititower LLC
Entity
Free & Clear · 11 yrs held
Mailing address
4600 FAIRFAX DR STE #1000, ARLINGTON, VA 22203-1553
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
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
Dec 26, 2018
—
East Sdg Cititower LLC
—
Loan Modification
related
$70,485,000 · Mf1 Capital LLC
Dec 18, 2014
$5,250,000
East Sdg Cititower LLC
Northwestern Mutual Life Ins
Grant Deed
—
Nov 20, 2009
—
Mutual Life Ins C Northwestern
Montage I
Grant Deed
—
Oct 25, 2007
$5,490,000
I Montage
Olt II INC
Grant Deed
$35,473,000 · Northwestern Mutual Life Ins
—
—
East Sdg Cititower LLC
—
Deed Of Trust
related
$63,925,000 · Bank Of The Ozarks
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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