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Property profile & analytics
OFF-MARKET
Estimated value
$4,830,000
Office buildings
11601 Colonial Dr Orlando, FL 32817-4608
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US18-3103319
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2009
Total area
12,551 SF
Lot
4 ac (174,374 SF)
Zoning code
RSTD C-2
APN
22-22-31-0000-00-056
UPID
US18-3103319
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
-
KEDPLASMA Orlando Blood Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.85M
Comparable Approach
Comparable
$6.18M
Blend (final)
Blend
$4.83M
Owner & transaction history
Kobe-alafaya LLC · 21 yrs held
Kobe-alafaya LLC
since 2005
4 recorded transactions
Zoning & alternative use
RSTD C-2 · Orlando, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.2M
+34.7%
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%
$4,165,000
6.5%
$3,845,000
7%
$3,570,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,605,000
Current use
RESTAURANT
$6,205,000
Change: +35% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,185,000
Change: -9% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,765,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$4.83M
Range $4.35M – $5.31M · ±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
$385 / 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
$93,656
Tax year 2023
Assessed value
$6,058,847
Assessed 2023
Previous assessed
$6,038,810
+0.3% YoY
Effective rate
1.55%
On assessed value
Assessed land
$1,352,774
Assessed improvement
$4,706,073
Land market value
$1,352,774
Improvement market value
$4,706,073
Total market value
$6,058,847
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2009
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
1
Rooms
26
Total area
12,551 SF
Lot
4 ac (174,374 SF)
Zoning code
RSTD C-2
APN
22-22-31-0000-00-056
UPID
US18-3103319
Jurisdiction
ORANGE
Zoning & alternative use
RSTD C-2 · Orlando, FL
Zoning RSTD C-2 · permitted uses
RSTD C-2 · 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
OFFICE BUILDING Current
Est. value
$4.6M
RESTAURANT
Est. value
$6.2M
AUTO REPAIR, GARAGE
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$3.8M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (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
2009
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Rooms
26
Lot
4 ac
Current owner
From public records · entity-resolved
Kobe-alafaya LLC
Entity
Mailing address
468 W STATE RD 436, ALTAMONTE SPRINGS, FL 32714-4147
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 6, 2012
—
Kobe-alafaya LLC
—
Deed Of Trust
related
$2,759,109 · New Traditions National Bank
Jan 7, 2005
$1,470,000
Kobe-alafaya LLC
Am-pac Investments INC
Warranty Deed
—
—
—
Kobe-alafaya LLC
—
Deed Of Trust
related
$2,000,000 · Old Southern Bank
—
—
Kobe-alafaya LLC
—
Deed Of Trust
related
$3,000,000 · New Traditions National Bank
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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