189 Orange Ave Ste 1000s Orlando, FL 32801-3256
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$320k
Range $288k – $352k (±10%)
Property ID
US18-2664419
Property summary
AI-generated overview
This exceptional Class A office building, the Plaza South Tower, offers 211,859 square feet of prime commercial space in the heart of Orlando, Florida. Located at 189 S Orange Ave, zip code 32801, in Orange County, this 2007-constructed high-rise boasts stunning city views. The building features multiple tenancies, providing flexibility for businesses of various sizes. Modern architecture and customizable office spaces cater to diverse needs. Amenities include a sophisticated lobby, on-site management, and convenient access to nearby dining, retail establishments, and excellent transportation options. The building is equipped with elevators for easy access to all floors. This prestigious address offers an unparalleled opportunity to establish or expand your business in a vibrant and thriving urban environment. The Plaza South Tower represents a sophisticated and efficient workspace in a highly desirable location. Its Class A designation reflects its superior quality and modern features, making it an ideal choice for discerning businesses seeking a prestigious and functional office space.
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2007
Total area
2,710 SF
Lot
0.08 ac (3,668 SF)
Zoning code
AC-3A/T/HP
APN
26-22-29-7157-10-000
UPID
US18-2664419
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Industrial Manufacturer Production Facility
-
Hospital
-
(Bike/Boat/Book/etc) Store Corporate Office
-
IT Consulting Firm Tech Support Center
-
Travel Agency Tour Operator
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$830k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$320k
Owner & transaction history
since 2018
2 recorded transactions
Zoning & alternative use
AC-3A/T/HP · Orlando, FL
General category
COMMERCIAL
Top alternative use upside
Commercial (general)
$965,000
+13.7%
Auto repair, garage
$905,000
+6.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 8 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$320k
Value range
$288k – $352k
±10% around blend
Estimated value / SF
$118 / SF
Confidence
High
8 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
80
$288k
blend $320k
$352k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,710 SF
Lot area
0.08 ac
Year built
2007
APN
26-22-29-7157-10-000
Assessed value
$582,650
Annual tax
$11,158
3
Income approach: direct capitalization
Partial preview
Income approach indication
$830k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$900k
@ 6.5% CAP return
$830k
@ 7% CAP return
$770k
4
Sales comparison
Partial preview
Sales approach indication
$1.02M
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.5 mi away · 2,158 SF
4.7 mi away · 3,316 SF
5.0 mi away · 2,275 SF
6.0 mi away · 3,245 SF
8.5 mi away · 3,467 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$320k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 67 sales
$313
-62%
Submarket 635 sales
$317
-63%
County 836 sales
$318
-63%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $118/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+14%
vs current-use indication
Auto Repair, Garage
Office Building · current use
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 8 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$583k
Move the market yield to see immediate price impact.
Value / SF
$215
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$37k
$734k
$524k
$408k
$41k
$816k
$583k
$453k
$45k
$897k
$641k
$499k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$495k
3.2 mi · Jan 2026 · $149/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$11,158
Tax year 2023
Assessed value
$582,650
Assessed 2023
Previous assessed
$528,450
+10.3% YoY
Effective rate
1.92%
On assessed value
Assessed land
$116,530
Assessed improvement
$466,120
Land market value
$116,530
Improvement market value
$466,120
Total market value
$582,650
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2007
Heating
FORCED AIR
Cooling
CENTRAL
Units
1
Rooms
1
Total area
2,710 SF
Lot
0.08 ac (3,668 SF)
Zoning code
AC-3A/T/HP
APN
26-22-29-7157-10-000
UPID
US18-2664419
Jurisdiction
ORANGE
Zoning & alternative use
AC-3A/T/HP · Orlando, FLZoning AC-3A/T/HP · permitted uses
AC-3A/T/HP · Orlando, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2007
Heating
FORCED AIR
Cooling
Yes
Units
1
Rooms
1
Lot
0.08 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
AC-3A/T/HP
COMMERCIAL
Jurisdiction
Orlando, FL
Recorded code
AC-3A/T/HP
Official district
AC-3A/T/HP
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for AC-3A/T/HP in Orlando, FL.
What opens after registration
Zoning profile
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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