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Property profile & analytics
OFF-MARKET
Estimated value
$7,500,000
Distribution centers
1180 Emma Oaks Trl, Lake Mary, FL 32746-7138
Individually Owned
5-yr Hold
Free & Clear
Property ID
US18-6536837
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2018
Construction
TILT-UP CONCRETE
Total area
44,650 SF
Lot
1.8 ac (78,408 SF)
APN
24-20-29-512-0000-0020
UPID
US18-6536837
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
-
Orlando Metro Gymnastics Lake Mary Gym & Fitness Center
-
Metro Magic All Star Cheerleading Gym & Fitness Center
-
Milcarsky's Appliance Centre' Home Appliance Store Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.66M
Comparable Approach
Comparable
$7.63M
Blend (final)
Blend
$7.50M
Owner & transaction history
Uscif Orlando Indl Portfolio · 5 yrs held
Uscif Orlando Indl Portfolio
since 2020
Last sale
$7.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$11.8M
+45.1%
Neighborhood: shopping center
$9.9M
+21.6%
Office building
$9.6M
+17.6%
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 Lake Mary submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Mary 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
$8,725,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,050,000
6.5%
$4,660,000
7%
$4,325,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$8,155,000
Current use
COMMERCIAL (GENERAL)
$11,835,000
Change: +45% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$9,920,000
Change: +22% · Conversion: Moderate
OFFICE BUILDING
$9,590,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$8,485,000
Change: +4% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$7,765,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$7.50M
Range $6.75M – $8.25M · ±10% · vs last sale $7.50M (Nov 16 2020)
Last sale anchor
$7.50M
Nov 16 2020
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
$168 / 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
$61,577
Tax year 2023
Assessed value
$4,391,468
Assessed 2023
Previous assessed
$4,331,770
+1.4% YoY
Effective rate
1.40%
On assessed value
Land market value
$1,110,639
Improvement market value
$3,280,829
Total market value
$4,391,468
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
2018
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
44,650 SF
Lot
1.8 ac (78,408 SF)
APN
24-20-29-512-0000-0020
UPID
US18-6536837
Jurisdiction
SEMINOLE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$8.2M
COMMERCIAL (GENERAL)
Est. value
$11.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.9M
OFFICE BUILDING
Est. value
$9.6M
RETAIL STORES
Est. value
$8.5M
INDUSTRIAL (GENERAL)
Est. value
$7.8M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
INDUSTRIAL (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
2018
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.8 ac
Current owner
From public records · entity-resolved
Uscif Orlando Indl Portfolio
Individual
Free & Clear · 5 yrs held
Mailing address
PO BOX 30428, CHARLOTTE, NC 28230-0428
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 16, 2020
$7,500,000
Uscif Orlando Indl Portfolio
Sun Technology Park III LLC
Grant Deed
—
Oct 11, 2019
—
Sun Technology Park III LLC
—
Grant Deed
related
$32,215,700 · Bankunited Fsb
Nov 7, 2017
—
Sun Technology Park III LLC
—
Trustees Deed
related
$2,800,000 · Branch Bk&tr
Dec 18, 2008
$325,000
Sun Technology Park III LLC
Butters R/e Fund V Lllp
Grant Deed
—
Jun 18, 2008
$1,200,000
Butters R/e Fund V Lllp
Butters R/e Fund III Ltd
Warranty Deed
—
—
—
Sun Technology Park III LLC
—
Deed Of Trust
related
$8,000,000 · Bankunited Fsb
—
—
Sun Technology Park III LLC
—
Loan Modification
related
$10,000,000 · Bankunited Fsb
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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