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Property profile & analytics
OFF-MARKET
Estimated value
$21,000,000
Assisted living facilities
1501 Glendon Pkwy Winter Park, FL 32789-1935
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-8395606
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2019
Total area
101,934 SF
Lot
3.12 ac (135,907 SF)
Zoning code
OC-PD
APN
01-22-29-3712-13-031
UPID
US18-8395606
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
-
Watercrest Winter Park Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$21.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.93M
Blend (final)
Blend
$21.00M
Owner & transaction history
Px Shs Winter Park Owner LLC · 1 yrs held
Px Shs Winter Park Owner LLC
since 2024
Last sale
$21.0M
2 recorded transactions
Zoning & alternative use
OC-PD · Winter Park, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$23.8M
+199.6%
Office building
$17.7M
+122.6%
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 Winter Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winter Park 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
$21,000,000
ML approach
$21,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$23,785,000
Change: +200% · Conversion: Difficult
OFFICE BUILDING
$17,675,000
Change: +123% · Conversion: Difficult
Blend value · Realmo final
$21.00M
Range $18.90M – $23.10M · ±10% · vs last sale $21.00M (Sep 16 2024)
Last sale anchor
$21.00M
Sep 16 2024
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
$206 / 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
$403,997
Tax year 2023
Assessed value
$28,773,435
Assessed 2023
Previous assessed
$24,000,354
+19.9% YoY
Effective rate
1.40%
On assessed value
Assessed land
$6,795,360
Assessed improvement
$21,978,075
Land market value
$6,795,360
Improvement market value
$21,978,075
Total market value
$28,773,435
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2019
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
3
Units
118
Bathrooms
1
Total area
101,934 SF
Lot
3.12 ac (135,907 SF)
Zoning code
OC-PD
APN
01-22-29-3712-13-031
UPID
US18-8395606
Jurisdiction
ORANGE
Zoning & alternative use
OC-PD · Winter Park, FL
Zoning OC-PD · permitted uses
OC-PD · Winter Park, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winter Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$23.8M
OFFICE BUILDING
Est. value
$17.7M
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
2019
Heating
FORCED AIR
Cooling
Yes
Stories
3
Units
118
Bathrooms
1
Lot
3.12 ac
Current owner
From public records · entity-resolved
Px Shs Winter Park Owner LLC
Entity
Free & Clear · 1 yrs held
Mailing address
445 24TH ST STE #300, VERO BEACH, FL 32960-7502
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
Mar 20, 2025
—
Px Shs Winter Park Owner LLC
—
Deed
related
$18,762,250 · Synovus Bank
Sep 16, 2024
$21,000,000
Px Shs Winter Park Owner LLC
Tsl Watercrest Wp Propco LLC
Special Warranty Deed
—
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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