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Property profile & analytics
OFF-MARKET
Estimated value
$1,900,000
Office buildings
1095 Morse Blvd Winter Park, FL 32789-3788
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-3573820
Property summary
AI-generated overview
This stunning 394 square foot creative office space is now available for lease within the Keewin Winter Park Office Center. Located on the second floor, this unit boasts a renovated restroom, a charming fireplace, tasteful wood plank flooring, and a convenient kitchenette. The space is ideal for an executive or professional seeking a refined and functional workspace. Electric, water, trash removal, parking (16 spaces total for the building), and security are all included in the monthly rent. The building itself totals 5,382 square feet and sits on a 10,019 square foot lot, zoned O1. This exceptional location offers easy access to major thoroughfares including Fairbanks Avenue, SR 17/92, and Orange Avenue. Enjoy the convenience of being within walking distance to the vibrant Winter Park Village. The building is a multi-tenant property with a minimum divisible space of 394 square feet; currently, 394 square feet are vacant. This is a rare opportunity to secure a sophisticated and well-appointed office space in the heart of Winter Park's desirable Orange submarket, specifically the Winter Park cluster.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1985
Total area
5,282 SF
Lot
0.22 ac (9,791 SF)
Zoning code
O-1
APN
01-22-29-4094-00-020
UPID
US18-3573820
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
-
VanDerGinst Law, P.C. - Injury Attorneys Law Firm
-
CenturyLink Advertising Agency Marketing & Advertising
-
The Cerasa Law Firm PA Law Firm
-
Brio Properties Property Management Company
-
Bright Title & Trust LLC Title Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.90M
CAP Approach
CAP
$1.30M
Comparable Approach
Comparable
$2.35M
Blend (final)
Blend
$1.90M
Owner & transaction history
Don Miguel Road Properties LLC · 2 yrs held
Don Miguel Road Properties LLC
since 2024
Last sale
$1.9M
5 recorded transactions
Zoning & alternative use
O-1 · Winter Park, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.6M
+19.5%
Commercial (general)
$2.3M
+9.5%
Industrial (general)
$2.2M
+2.5%
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 Winter Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winter Park 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
$1,900,000
ML approach
$1,900,000
CAP Approach
CAP Return
Estimation
6%
$1,405,000
6.5%
$1,295,000
7%
$1,200,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,140,000
Current use
RESTAURANT
$2,560,000
Change: +19% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,345,000
Change: +10% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,195,000
Change: +2% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,775,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.90M
Range $1.71M – $2.09M · ±10% · vs last sale $1.90M (Jan 4 2024)
Last sale anchor
$1.90M
Jan 4 2024
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
$360 / 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
$21,689
Tax year 2023
Assessed value
$1,513,383
Assessed 2023
Previous assessed
$1,464,477
+3.3% YoY
Effective rate
1.43%
On assessed value
Assessed land
$460,294
Assessed improvement
$1,053,089
Land market value
$460,294
Improvement market value
$1,053,089
Total market value
$1,513,383
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
1985
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
2
Rooms
20
Total area
5,282 SF
Lot
0.22 ac (9,791 SF)
Zoning code
O-1
APN
01-22-29-4094-00-020
UPID
US18-3573820
Jurisdiction
ORANGE
Zoning & alternative use
O-1 · Winter Park, FL
Zoning O-1 · permitted uses
O-1 · Winter Park, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winter Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.1M
RESTAURANT
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.3M
INDUSTRIAL (GENERAL)
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$1.8M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1985
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
20
Lot
0.22 ac
Current owner
From public records · entity-resolved
Don Miguel Road Properties LLC
Entity
Mailing address
1354 FOUNTAIN COIN LOOP, ORLANDO, FL 32828-5004
Ownership since
2024
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 4, 2024
$1,900,000
Don Miguel Road Properties LLC
Burkeytwo LLC
Warranty Deed
$968,000 · Seacoast National Bank
May 25, 2016
—
Burkeytwo LLC
—
Deed
related
$900,000 · First Colony Bk/fl
May 22, 2015
$923,000
Burkeytwo LLC
Dhi Realty Holdings INC
Grant Deed
$716,000 · Iberiabank
—
—
Dhi Realty Holdings INC
—
Deed Of Trust
related
$4,675,000 · Regions Bank
—
—
Burkeytwo LLC
—
Deed Of Trust
related
$900,000 · First Colony Bk/fl
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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