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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Office buildings
209 San Carlos Ave Sanford, FL 32771-1412
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-2455443
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1964
Construction
CONCRETE BLOCKS
Total area
5,073 SF
Lot
0.58 ac (25,200 SF)
APN
30-19-31-508-2300-0030
UPID
US18-2455443
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
-
Empress Treasures (Bike/Boat/Book/etc) Store
-
Rejuve Massage Studio Alternative Medicine Practice Spa & Massage Center
-
Property Genie Incorporated Software Company Property Management Company
-
Celebrations Of Life Funeral Consulting Services INC Social Service Agency
-
A+ Mobile Mechanics Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$700k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$789k
Blend (final)
Blend
$700k
Owner & transaction history
Sherpa Enterprises LLC · 2 yrs held
Sherpa Enterprises LLC
since 2024
Last sale
$700,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.1M
+36.8%
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 Sanford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanford 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
$700,000
ML approach
$700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$825,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,125,000
Change: +37% · Conversion: Difficult
WAREHOUSE, STORAGE
$805,000
Change: -2% · Conversion: Difficult
RETAIL STORES
$705,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$700k
Range $630k – $770k · ±10% · vs last sale $700k (Jun 4 2024)
Last sale anchor
$700k
Jun 4 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
$138 / 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
$10,573
Tax year 2023
Assessed value
$595,414
Assessed 2023
Previous assessed
$595,414
+0.0% YoY
Effective rate
1.78%
On assessed value
Land market value
$131,040
Improvement market value
$464,374
Total market value
$595,414
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
Status
Off-Market
Year built
1964
Construction
CONCRETE BLOCKS
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Bathrooms
5
Total area
5,073 SF
Lot
0.58 ac (25,200 SF)
APN
30-19-31-508-2300-0030
UPID
US18-2455443
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
$825,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$805,000
RETAIL STORES
Est. value
$705,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
1964
Construction
CONCRETE BLOCKS
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
5
Lot
0.58 ac
Current owner
From public records · entity-resolved
Sherpa Enterprises LLC
Entity
Mailing address
2200 WINTER SPGS BLVD STE #106, OVIEDO, FL 32765-9359
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2024
—
Sherpa Enterprises LLC
Common Wealth Trust Services LLC
Quit Claim Deed
related
$975,000 · Mainstreet Community Bank Of Florid
May 12, 2022
$700,000
Common Wealth Trust Services LLC
Hyacinth Holdings INC
Warranty Deed
$966,000 · Poli Construction INC
Aug 1, 2008
$560,000
Hyacinth Holdings INC
Davis,marcia R
Warranty Deed
$450,000 · Rbc Bank (usa)
Dec 17, 2004
$340,000
Davis Marcia R Trust
Sanford Professional Corp
Warranty Deed
$224,400 · Federal Trust Bank
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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