OFF-MARKET
Office Spaces
Entity Owned
~
Est. High Equity
Entity Owned Property summary
AI-generated overview
This exceptional Class A office building, totaling 12,657 square feet, is situated in the heart of Downtown Orlando's Central Business District, directly across from Lake Eola. Its prime location offers unparalleled visibility and accessibility, just a two-block walk from the Orange County Courthouse. The building boasts ground-level street-side access, placing it steps away from a vibrant mix of bars, retail shops, and restaurants. The interior features top-of-the-line finishes, reflecting its Class A designation and creating a sophisticated owner/user office or showroom environment. High-end design and finishes are evident throughout. The total square footage includes an approximately 1,100 square foot first-generation space with potential for future expansion, sale, or lease to generate additional income. Ownership amenities are extensive and include free parking and valet service, access to a fitness center, a pool, and club-level facilities. The property provides 20 parking spaces within its on-site garage, supplemented by ample street parking along Rosalind Avenue. The building was constructed in 2007 and is zoned AC3/A/T. The asking price is $3,999,000, translating to $315.95 per square foot.
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2007
Total area
7,766 SF
Lot
1.31 ac (57,259 SF)
Zoning code
AC-3A/T
APN
25-22-29-8950-01-010
UPID
US18-1761287
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
-
Law Firm
-
Law Firm
-
(Bike/Boat/Book/etc) Store
-
Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.38M
Comparable Approach
Comparable
$1.90M
Blend (final)
Blend
$2.62M
Owner & transaction history
since 2025
Last sale
$3.1M
3 recorded transactions
Zoning & alternative use
AC-3A/T · Orlando, FL
General category
COMMERCIAL
Top alternative use upside
Restaurant
$3.8M
+57.9%
Commercial (general)
$2.8M
+13.7%
Auto repair, garage
$2.6M
+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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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.62M
Value range
$2.36M – $2.88M
±10% around blend
Estimated value / SF
$337 / SF
Confidence
High
9 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
90
$2.36M
blend $2.62M
$2.88M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,766 SF
Lot area
1.31 ac
Year built
2007
APN
25-22-29-8950-01-010
Assessed value
$1,050,000
Annual tax
$19,770
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.38M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.58M
@ 6.5% CAP return
$2.38M
@ 7% CAP return
$2.21M
4
Sales comparison
Partial preview
Sales approach indication
$4.43M
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.2 mi away · 5,504 SF
5.5 mi away · 6,298 SF
6.2 mi away · 6,144 SF
6.3 mi away · 7,804 SF
6.3 mi away · 9,450 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.62M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 67 sales
$313
+8%
Submarket 635 sales
$317
+7%
County 836 sales
$318
+6%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $337/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+58%
vs current-use indication
Commercial (general)
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 · 9 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$3.10M
Move the market yield to see immediate price impact.
Value / SF
$399
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%
$195k
$3.91M
$2.79M
$2.17M
$217k
$4.34M
$3.10M
$2.41M
$239k
$4.77M
$3.41M
$2.65M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$3.15M
3.7 mi · Dec 2025 · $383/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$19,770
Tax year 2023
Assessed value
$1,050,000
Assessed 2023
Previous assessed
$1,050,000
+0.0% YoY
Effective rate
1.88%
On assessed value
Assessed land
$210,000
Assessed improvement
$840,000
Land market value
$210,000
Improvement market value
$840,000
Total market value
$1,050,000
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
7,766 SF
Lot
1.31 ac (57,259 SF)
Zoning code
AC-3A/T
APN
25-22-29-8950-01-010
UPID
US18-1761287
Jurisdiction
ORANGE
Zoning & alternative use
AC-3A/T · Orlando, FLZoning AC-3A/T · permitted uses
AC-3A/T · 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
1.31 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
COMMERCIAL
Jurisdiction
Orlando, FL
Recorded code
AC-3A/T
Official district
AC-3A/T
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 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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