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Property profile & analytics
FOR LEASE
Office buildings
180 N Westmonte Dr Altamonte Springs, FL 32714
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-0268125
For Lease
1 / 2
$16 SF/Yr
180 N Westmonte Dr, Altamonte Springs, FL 32714
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1984
Construction
CONCRETE BLOCKS
Total area
7,488 SF
Lot
0.53 ac (23,188 SF)
APN
14-21-29-510-0A00-0080
UPID
US18-0268125
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
-
Security Financial Loan Service
-
Metroplex Investments Financial Advisor
-
Alligator Shredding Recycling Center Waste Management Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.84M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.14M
Owner & transaction history
Ws Properties Of Orange County LLC · 3 yrs held
Ws Properties Of Orange County LLC
since 2023
Last sale
$2.9M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.5M
+152.8%
Commercial (general)
$2.0M
+45.1%
Neighborhood: shopping center
$1.7M
+21.6%
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 Altamonte Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Altamonte 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
$2,890,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,990,000
6.5%
$1,835,000
7%
$1,705,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,370,000
Current use
AUTO REPAIR, GARAGE
$3,460,000
Change: +153% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,985,000
Change: +45% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,665,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$1,425,000
Change: +4% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,370,000
Change: 0% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,300,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$2.14M
Range $1.93M – $2.35M · ±10% · vs last sale $2.85M (Feb 15 2023)
Last sale anchor
$2.85M
Feb 15 2023
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
$286 / 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
$13,647
Tax year 2023
Assessed value
$1,025,814
Assessed 2023
Previous assessed
$732,196
+40.1% YoY
Effective rate
1.33%
On assessed value
Land market value
$289,850
Improvement market value
$735,964
Total market value
$1,025,814
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
For Lease
Year built
1984
Construction
CONCRETE BLOCKS
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Bathrooms
7
Total area
7,488 SF
Lot
0.53 ac (23,188 SF)
APN
14-21-29-510-0A00-0080
UPID
US18-0268125
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
$1.4M
AUTO REPAIR, GARAGE
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
RETAIL STORES
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
1984
Construction
CONCRETE BLOCKS
Heating
CENTRAL
Cooling
Yes
Stories
2
Bathrooms
7
Lot
0.53 ac
Current owner
From public records · entity-resolved
Ws Properties Of Orange County LLC
Entity
Free & Clear · 3 yrs held
Mailing address
800 S ORANGE AVE FL, MAITLAND, FL 32751
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 15, 2023
$2,850,000
Ws Properties Of Orange County LLC
Westmonte Property Holdings LLC
Warranty Deed
—
Apr 1, 2016
$700,000
Westmonte Prop Holdings LLC
Assurity Life Ins Co
Warranty Deed
related
—
Mar 5, 2003
$610,000
Security Finl Enterprises INC
Southeastern Conference Assn
Grant Deed
related
$488,000 · Colonial Bank
—
—
Security Financial Ents INC
—
Deed Of Trust
related
$850,000 · Assurity Life Insurance Co
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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