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Property profile & analytics
OFF-MARKET
Estimated value
$2,035,000
Office buildings
1185 Elboc Way Winter Garden, FL 34787
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-4000180
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Total area
10,070 SF
Lot
25.9 ac (1,128,204 SF)
Zoning code
I-2
APN
25-22-27-8814-00-050
UPID
US18-4000180
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.47M
Comparable Approach
Comparable
$2.83M
Blend (final)
Blend
$2.04M
Owner & transaction history
Winter Garden Ops Land LLC · 5 yrs held
Winter Garden Ops Land LLC
since 2020
2 recorded transactions
Zoning & alternative use
I-2 · Winter Garden, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Garden submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winter Garden 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%
$2,675,000
6.5%
$2,470,000
7%
$2,295,000
Blend value · Realmo final
$2.04M
Range $1.83M – $2.24M · ±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
$202 / 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
$70,211
Tax year 2023
Assessed value
$4,452,648
Assessed 2023
Previous assessed
$4,176,159
+6.6% YoY
Effective rate
1.58%
On assessed value
Assessed land
$942,769
Assessed improvement
$3,509,879
Land market value
$942,769
Improvement market value
$3,509,879
Total market value
$4,452,648
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
Status
Off-Market
Year built
2004
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
5
Stories
1
Rooms
46
Total area
10,070 SF
Lot
25.9 ac (1,128,204 SF)
Zoning code
I-2
APN
25-22-27-8814-00-050
UPID
US18-4000180
Jurisdiction
ORANGE
Zoning & alternative use
I-2 · Winter Garden, FL
Zoning I-2 · permitted uses
I-2 · Winter Garden, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winter Garden. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2004
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
5
Rooms
46
Lot
25.9 ac
Current owner
From public records · entity-resolved
Winter Garden Ops Land LLC
Entity
Free & Clear · 5 yrs held
Mailing address
450 ROYAL PALM WAY FL #2, PALM BEACH, FL 33480-4180
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 23, 2020
—
Winter Garden Ops Land LLC
Ranger Const Industries INC
Grant Deed
related
—
Mar 13, 2003
—
Ranger Construction Ind INC
Pavex Corp
Grant Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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