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Property profile & analytics
OFF-MARKET
Estimated value
$5,555,000
Office buildings
120 Par St Orlando, FL 32804-3943
Entity Owned
22-yr Hold
~
Est. High Equity
Property ID
US18-4020007
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2006
Total area
14,808 SF
Lot
0.82 ac (35,867 SF)
Zoning code
PD/T/W
APN
13-22-29-0540-03-151
UPID
US18-4020007
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
-
Dr. Scott Rotatori Medical Clinic Hospital
-
Orlando Aesthetic Institute Physician Medical Clinic
-
Dr. Michael J. Shumski, MD, MSE Ophthalmologist
-
Magruder Laser Vision Eye Care Center Ophthalmologist
-
Central Florida Eye Specialist: Scruggs Ryan T MD Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.54M
Comparable Approach
Comparable
$6.60M
Blend (final)
Blend
$5.56M
Owner & transaction history
Partisans LLC · 22 yrs held
Partisans LLC
since 2004
4 recorded transactions
Zoning & alternative use
PD/T/W · Orlando, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.3M
+57.8%
Auto repair, garage
$4.9M
+6.5%
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%
$4,915,000
6.5%
$4,540,000
7%
$4,215,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,640,000
Current use
RESTAURANT
$7,320,000
Change: +58% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,940,000
Change: +6% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,085,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$5.56M
Range $5.00M – $6.11M · ±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
$375 / 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
$81,002
Tax year 2023
Assessed value
$4,431,189
Assessed 2023
Previous assessed
$4,777,793
-7.3% YoY
Effective rate
1.83%
On assessed value
Assessed land
$414,978
Assessed improvement
$4,016,211
Land market value
$414,978
Improvement market value
$4,016,211
Total market value
$4,431,189
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
2006
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
2
Rooms
49
Total area
14,808 SF
Lot
0.82 ac (35,867 SF)
Zoning code
PD/T/W
APN
13-22-29-0540-03-151
UPID
US18-4020007
Jurisdiction
ORANGE
Zoning & alternative use
PD/T/W · Orlando, FL
Zoning PD/T/W · permitted uses
PD/T/W · 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
$7.3M
AUTO REPAIR, GARAGE
Est. value
$4.9M
COMMERCIAL (GENERAL)
Est. value
$4.1M
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
2006
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
49
Lot
0.82 ac
Current owner
From public records · entity-resolved
Partisans LLC
Entity
Mailing address
120 E PAR ST STE #2000, ORLANDO, FL 32804-3943
Ownership since
2004
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
Jul 8, 2021
—
Partisans LLC
—
Deed
related
$5,130,000 · Synovus Bank
Jan 15, 2004
$560,000
Partisans LLC
Bledsoe,lincoln C & Benna M
Grant Deed
$520,000 · Suntrust Bank Central Florida
—
—
Partisans LLC
—
Deed Of Trust
related
$385,000 · Cnl Bank
—
—
Partisans LLC
—
Deed Of Trust
related
$2,890,000 · Cnl 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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