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Property profile & analytics
OFF-MARKET
Estimated value
$5,300,000
Office buildings
1317 Winewood Blvd A Tallahassee, FL 32399-6570
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-6030377
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1972
Construction
FRAME
Total area
18,459 SF
Lot
14.73 ac (641,639 SF)
APN
31-05-20-412-000-0
UPID
US18-6030377
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
-
Department of Children and Families Office of Inspector General Dental Office
-
Loeb Partners Realty Real Estate Agency
-
Adult Protective Services Social Service Agency Charitable Organization
-
ACCESS Florida Public Health Department
-
Civil Rights Office County Government Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.61M
CAP Approach
CAP
$3.72M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.30M
Owner & transaction history
Winewood Holdings LLC · 4 yrs held
Winewood Holdings LLC
since 2022
Last sale
$5.7M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.2M
+66.8%
Restaurant
$4.6M
+48.5%
Industrial (general)
$4.4M
+39.6%
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 Tallahassee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tallahassee 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
$6,610,000
CAP Approach
CAP Return
Estimation
6%
$4,030,000
6.5%
$3,720,000
7%
$3,455,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,205,000
Change: +67% · Conversion: Difficult
RESTAURANT
$4,630,000
Change: +48% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$4,355,000
Change: +40% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,935,000
Change: +26% · Conversion: Easy
RETAIL STORES
$3,930,000
Change: +26% · Conversion: Moderate
Blend value · Realmo final
$5.30M
Range $4.77M – $5.83M · ±10% · vs last sale $5.68M (Jun 16 2022)
Last sale anchor
$5.68M
Jun 16 2022
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
$287 / 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
$13,825
Tax year 2023
Assessed value
$714,484
Assessed 2023
Previous assessed
$1,427,946
-50.0% YoY
Effective rate
1.93%
On assessed value
Assessed land
$441,127
Assessed improvement
$273,357
Land market value
$441,127
Improvement market value
$273,357
Total market value
$714,484
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1972
Construction
FRAME
Heating
YES
Cooling
YES
Buildings
2
Stories
2
Total area
18,459 SF
Lot
14.73 ac (641,639 SF)
APN
31-05-20-412-000-0
UPID
US18-6030377
Jurisdiction
LEON
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.2M
RESTAURANT
Est. value
$4.6M
INDUSTRIAL (GENERAL)
Est. value
$4.4M
COMMERCIAL (GENERAL)
Est. value
$3.9M
RETAIL STORES
Est. value
$3.9M
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
RETAIL STORES
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
1972
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
2
Buildings
2
Lot
14.73 ac
Current owner
From public records · entity-resolved
Winewood Holdings LLC
Entity
Free & Clear · 4 yrs held
Mailing address
545 BROADWAY STE, BROOKLYN, NY 11206-3050
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 16, 2022
$1,420,400
Winewood Holdings LLC
Winewood Park Limited
Special Warranty Deed
—
Jun 16, 2022
$5,681,600
Winewood Holdings LLC
Richer Sorkin & Associates INC
Warranty Deed
—
Dec 19, 2017
—
Richer S
Raymond J D
Warranty 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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