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Property profile & analytics
OFF-MARKET
Estimated value
$3,725,000
Golf courses & driving ranges
16100 Phil Ritson Way Winter Garden, FL 34787
Entity Owned
17-yr Hold
Free & Clear
Property ID
US18-3592394
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
1999
Total area
46,735 SF
Lot
610.16 ac (26,578,570 SF)
Zoning code
A-1
APN
32-23-27-0000-00-010
UPID
US18-3592394
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
by Request
Blend (final)
Blend
$3.73M
Owner & transaction history
Orange County B · 17 yrs held
Orange County B
since 2009
1 recorded transaction
Zoning & alternative use
A-1 · Winter Garden, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.2M
+19.5%
Retail stores
$6.1M
+17.9%
Industrial (general)
$5.5M
+7.0%
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 Garden submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winter Garden 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
RECREATIONAL/ENTERTAINMENT (GENERAL)
$5,180,000
Current use
RESTAURANT
$6,195,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$6,110,000
Change: +18% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$5,545,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$3.73M
Range $3.35M – $4.10M · ±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
$80 / 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
$196,427
Tax year 2023
Assessed value
$15,183,829
Assessed 2023
Previous assessed
$14,574,744
+4.2% YoY
Effective rate
1.29%
On assessed value
Assessed land
$8,005,863
Assessed improvement
$7,177,966
Land market value
$8,005,863
Improvement market value
$7,177,966
Total market value
$15,183,829
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Year built
1999
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
5
Stories
1
Rooms
81
Total area
46,735 SF
Lot
610.16 ac (26,578,570 SF)
Zoning code
A-1
APN
32-23-27-0000-00-010
UPID
US18-3592394
Jurisdiction
ORANGE
Zoning & alternative use
A-1 · Winter Garden, FLZoning A-1 · permitted uses
A-1 · Winter Garden, FL
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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$5.2M
RESTAURANT
Est. value
$6.2M
RETAIL STORES
Est. value
$6.1M
INDUSTRIAL (GENERAL)
Est. value
$5.5M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
RESTAURANT
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
1999
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
5
Rooms
81
Lot
610.16 ac
Current owner
From public records · entity-resolved
Orange County B
Entity
Free & Clear · 17 yrs held
Mailing address
16301 PHIL RITSON WAY, WINTER GARDEN, FL 34787-6200
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 14, 2009
—
Orange County B
Orange County B
Quit Claim 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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