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Property profile & analytics
OFF-MARKET
Estimated value
$2,690,000
Office buildings
1201 State Rd 434 Oviedo, FL 32765-9081
Entity Owned
8-yr Hold
Free & Clear
Property ID
US18-7341208
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2018
Construction
CONCRETE BLOCKS
Total area
14,240 SF
Lot
0.4 ac (17,337 SF)
APN
04-21-31-300-002B-0000
UPID
US18-7341208
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
by Request
Comparable Approach
Comparable
$2.69M
Blend (final)
Blend
$2.69M
Owner & transaction history
National Retail Properties LP · 8 yrs held
National Retail Properties LP
since 2017
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.8M
+24.5%
Neighborhood: shopping center
$3.2M
+4.4%
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 Oviedo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oviedo 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,030,000
Current use
COMMERCIAL (GENERAL)
$3,775,000
Change: +25% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,165,000
Change: +4% · Conversion: Difficult
RETAIL STORES
$2,705,000
Change: -11% · Conversion: Moderate
WAREHOUSE, STORAGE
$2,600,000
Change: -14% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,475,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$2.69M
Range $2.42M – $2.96M · ±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
$189 / 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
$34,212
Tax year 2023
Assessed value
$2,192,043
Assessed 2023
Previous assessed
$2,075,850
+5.6% YoY
Effective rate
1.56%
On assessed value
Land market value
$905,747
Improvement market value
$1,286,296
Total market value
$2,192,043
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
2018
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Total area
14,240 SF
Lot
0.4 ac (17,337 SF)
APN
04-21-31-300-002B-0000
UPID
US18-7341208
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
OFFICE BUILDING Current
Est. value
$3.0M
COMMERCIAL (GENERAL)
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.2M
RETAIL STORES
Est. value
$2.7M
WAREHOUSE, STORAGE
Est. value
$2.6M
INDUSTRIAL (GENERAL)
Est. value
$2.5M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
WAREHOUSE, STORAGE
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
CONCRETE BLOCKS
Heating
NONE
Stories
1
Lot
0.4 ac
Current owner
From public records · entity-resolved
National Retail Properties LP
Entity
Free & Clear · 8 yrs held
Mailing address
450 S ORANGE AVE, ORLANDO, FL 32801-3383
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 27, 2017
$910,000
National Retail Properties LP
Korman,gerald & Wendy
Warranty Deed
—
Feb 14, 2012
$200,000
Gerald Korman
Stran Group LLC
Warranty Deed
—
Sep 14, 2009
—
Stran Group LLC
—
Trustees Deed
related
$500,000 · Gerald & Wendy S Korman
Oct 10, 2008
—
Stran Group LLC
—
Trustees Deed
related
$500,000 · Gerald & Wendy S Korman
Sep 24, 2003
$650,700
Stran Group LLC
Korman,gerald & Wendy S
Grant Deed
$615,650 · Gerald & Wendy S Korman
—
—
Stran Group LLC
—
Deed Of Trust
related
$500,000 · Gerald & Wendy S Korman
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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