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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Office buildings
11625 Lachlan Ln Windermere, FL 34786-5942
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-8396770
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2017
Total area
3,922 SF
Lot
0.72 ac (31,196 SF)
Zoning code
P-D
APN
25-23-27-5839-02-000
UPID
US18-8396770
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
-
Dental Care at Westside Shoppes Dental Office
-
Alejandro A. Gonzalez, DMD Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$960k
Comparable Approach
Comparable
$571k
Blend (final)
Blend
$885k
Owner & transaction history
Cl Westside Shoppes Fl LLC · 1 yrs held
Cl Westside Shoppes Fl LLC
since 2025
3 recorded transactions
Zoning & alternative use
P-D · Windermere, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+8.1%
Auto repair, garage
$1.3M
+5.7%
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 Windermere submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Windermere 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%
$1,040,000
6.5%
$960,000
7%
$895,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,250,000
Current use
COMMERCIAL (GENERAL)
$1,350,000
Change: +8% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,320,000
Change: +6% · Conversion: Difficult
RETAIL STORES
$1,045,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$885k
Range $797k – $974k · ±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
$226 / 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
$20,107
Tax year 2023
Assessed value
$1,442,935
Assessed 2023
Previous assessed
$1,233,878
+16.9% YoY
Effective rate
1.39%
On assessed value
Assessed land
$779,895
Assessed improvement
$663,040
Land market value
$779,895
Improvement market value
$663,040
Total market value
$1,442,935
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
2017
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Rooms
6
Total area
3,922 SF
Lot
0.72 ac (31,196 SF)
Zoning code
P-D
APN
25-23-27-5839-02-000
UPID
US18-8396770
Jurisdiction
ORANGE
Zoning & alternative use
P-D · Windermere, FL
Zoning P-D · permitted uses
P-D · Windermere, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Windermere. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RETAIL STORES
Est. value
$1.0M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
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
1
Rooms
6
Lot
0.72 ac
Current owner
From public records · entity-resolved
Cl Westside Shoppes Fl LLC
Entity
Free & Clear · 1 yrs held
Mailing address
7940 VIA DELLAGIO WAY STE #200, ORLANDO, FL 32819-5400
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2025
$39,000,000
Cl Westside Shoppes Fl LLC
Westside Shoppes LLC
Special Warranty Deed
—
Jun 23, 2025
—
Westside Shoppes LLC
Westside Shoppes LLC
Deed
related
—
Nov 21, 2017
—
Westside Shoppes LLC
—
Loan Modification
related
$21,100,000 · Miscellaneous Ins Co
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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