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Property profile & analytics
OFF-MARKET
Estimated value
$995,000
Office buildings
125 Excelsior Pkwy Winter Springs, FL 32708-2569
Entity Owned
10-yr Hold
Free & Clear
Property ID
US18-0964016
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1991
Construction
CONCRETE BLOCKS
Total area
6,930 SF
Lot
0.46 ac (20,037 SF)
APN
34-20-30-533-0000-0060
UPID
US18-0964016
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
$997k
Blend (final)
Blend
$995k
Owner & transaction history
R & M Holdings Group LLC · 10 yrs held
R & M Holdings Group LLC
since 2016
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.6M
+27.2%
Neighborhood: shopping center
$1.5M
+21.3%
Retail stores
$1.3M
+3.8%
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 Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winter Springs 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
$1,270,000
Current use
WAREHOUSE, STORAGE
$1,615,000
Change: +27% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,540,000
Change: +21% · Conversion: Difficult
RETAIL STORES
$1,315,000
Change: +4% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,205,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$995k
Range $896k – $1.09M · ±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
$144 / 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
$10,640
Tax year 2023
Assessed value
$681,737
Assessed 2023
Previous assessed
$643,465
+5.9% YoY
Effective rate
1.56%
On assessed value
Land market value
$94,575
Improvement market value
$587,162
Total market value
$681,737
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 (MULTI-STORY)
Status
Off-Market
Year built
1991
Construction
CONCRETE BLOCKS
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Bathrooms
4
Total area
6,930 SF
Lot
0.46 ac (20,037 SF)
APN
34-20-30-533-0000-0060
UPID
US18-0964016
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
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
RETAIL STORES
Est. value
$1.3M
INDUSTRIAL (GENERAL)
Est. value
$1.2M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1991
Construction
CONCRETE BLOCKS
Heating
CENTRAL
Cooling
Yes
Stories
2
Bathrooms
4
Lot
0.46 ac
Current owner
From public records · entity-resolved
R & M Holdings Group LLC
Entity
Free & Clear · 10 yrs held
Mailing address
125 EXCELSIOR PKWY STE #101, WINTER SPGS, FL 32708-2569
Ownership since
2016
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
Mar 7, 2016
$500,000
R & M Holdings Group LLC
Hear Investment Group LLC
Warranty Deed
—
Jan 31, 2008
$845,000
Hear Investment Group LLC
Casterline,terrance W JR
Warranty Deed
$773,691 · Regions Bank
May 1, 2006
$745,000
Terrance W Casterline JR.
Hager,diane
Warranty Deed
$596,000 · Interbay Funding LLC
Feb 18, 2002
$440,000
Diane Hager
Milo,vincent & Mary Christine
Grant Deed
$310,000 · Southern Community Bank
Aug 3, 1999
$346,000
Vincent J Milo
First National Bank Central Fl
Grant Deed
$276,800 · First National Bank Central Fl
—
—
R & M Holdings Group LLC
—
Deed Of Trust
related
$634,448 · Branch Bk&tr
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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