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Property profile & analytics
OFF-MARKET
Estimated value
$32,390,000
High-rise multifamily apartments
111 Washington St Orlando, FL 32801-2368
Entity Owned
20-yr Hold
Free & Clear
Property ID
US18-1359851
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2008
Total area
332,661 SF
Lot
0.68 ac (29,587 SF)
Zoning code
AC-3A/T
APN
26-22-29-5091-01-000
UPID
US18-1359851
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
-
Aspire Luxury Apartments Apartment Complex Apartment Building
-
Orlando-Cleaning For You Hardware & Home Improvement
-
Coffeefueled Marketing by Bethany Ren Advertising Agency Marketing & Advertising
-
Tim Co. Photographers Wedding Service Photography Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$28.51M
Blend (final)
Blend
$32.39M
Owner & transaction history
Lincoln Orlando Holdings LLC · 20 yrs held
Lincoln Orlando Holdings LLC
since 2005
5 recorded transactions
Zoning & alternative use
AC-3A/T · Orlando, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$47.9M
+110.9%
Office building
$39.7M
+74.7%
Auto repair, garage
$39.4M
+73.4%
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 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)
$22,710,000
Current use
RESTAURANT
$47,895,000
Change: +111% · Conversion: Difficult
OFFICE BUILDING
$39,680,000
Change: +75% · Conversion: Moderate
AUTO REPAIR, GARAGE
$39,370,000
Change: +73% · Conversion: Difficult
Blend value · Realmo final
$32.39M
Range $29.15M – $35.63M · ±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
$97 / 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
$1,389,672
Tax year 2023
Assessed value
$74,805,883
Assessed 2023
Previous assessed
$69,840,307
+7.1% YoY
Effective rate
1.86%
On assessed value
Assessed land
$5,854,800
Assessed improvement
$68,951,083
Land market value
$5,854,800
Improvement market value
$68,951,083
Total market value
$74,805,883
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
2008
Heating
FORCED AIR
Cooling
AC.CHILLED WATER
Stories
30
Units
164
Rooms
148
Bathrooms
2
Total area
332,661 SF
Lot
0.68 ac (29,587 SF)
Zoning code
AC-3A/T
APN
26-22-29-5091-01-000
UPID
US18-1359851
Jurisdiction
ORANGE
Zoning & alternative use
AC-3A/T · Orlando, FL
Zoning 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
Orlando. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$22.7M
RESTAURANT
Est. value
$47.9M
OFFICE BUILDING
Est. value
$39.7M
AUTO REPAIR, GARAGE
Est. value
$39.4M
APARTMENT HOUSE (5+ UNITS) Current
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
2008
Heating
FORCED AIR
Cooling
Yes
Stories
30
Units
164
Rooms
148
Bathrooms
2
Lot
0.68 ac
Current owner
From public records · entity-resolved
Lincoln Orlando Holdings LLC
Entity
Free & Clear · 20 yrs held
Mailing address
333 S GARLAND AVE STE #1401, ORLANDO, FL 32801-3357
Ownership since
2005
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
Jun 20, 2023
—
Lincoln Orlando Holdings LLC
—
Deed
related
$40,700,000 · Morgan Stanley Bank NA
Dec 22, 2005
$2,200,000
Lincoln Orlando Holdings LLC
City Of Orlando Florida
Grant Deed
—
—
—
Lincoln Orlando Holdings LLC
—
Deed Of Trust
related
$60,100,000 · Bank Of America
—
—
Lincoln Orlando Holdings LLC
—
Loan Modification
related
$844,019 · Ladder Capital Finance LLC
—
—
Lincoln Orlando Holdings LLC
—
Deed Of Trust
related
$47,889,314 · Bank Of America
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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