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Property profile & analytics
OFF-MARKET
Estimated value
$2,235,000
Office buildings
2304 Aloma Ave Winter Park, FL 32792-3330
Entity Owned
13-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-0960765
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1970
Total area
8,704 SF
Lot
0.52 ac (22,641 SF)
Zoning code
C-3
APN
09-22-30-0120-16-010
UPID
US18-0960765
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
-
Atlantic Longevity Institute Hospital
-
Lindsey R. Newman-Dufresne, DO Pediatrician Physician
-
Oasis Dermatology Physician Medical Clinic
-
Lindsey Newman-Dufresne, DO Pediatrician Physician
-
Dr. Ronald Shaw Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.14M
Comparable Approach
Comparable
$2.48M
Blend (final)
Blend
$2.24M
Owner & transaction history
Aloma Avenue Holdings LLC · 13 yrs held
Aloma Avenue Holdings LLC
since 2013
4 recorded transactions
Zoning & alternative use
C-3 · Winter Park, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$3.6M
+57.0%
Auto repair, garage
$2.9M
+27.0%
Retail stores
$2.7M
+15.6%
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 Winter Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winter Park 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%
$2,310,000
6.5%
$2,135,000
7%
$1,980,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,305,000
Current use
INDUSTRIAL (GENERAL)
$3,615,000
Change: +57% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,925,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$2,665,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$2.24M
Range $2.01M – $2.46M · ±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
$257 / 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
$32,476
Tax year 2023
Assessed value
$2,426,318
Assessed 2023
Previous assessed
$1,698,721
+42.8% YoY
Effective rate
1.34%
On assessed value
Assessed land
$860,358
Assessed improvement
$1,565,960
Land market value
$860,358
Improvement market value
$1,565,960
Total market value
$2,426,318
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1970
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
2
Rooms
14
Total area
8,704 SF
Lot
0.52 ac (22,641 SF)
Zoning code
C-3
APN
09-22-30-0120-16-010
UPID
US18-0960765
Jurisdiction
ORANGE
Zoning & alternative use
C-3 · Winter Park, FL
Zoning C-3 · permitted uses
C-3 · Winter Park, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winter Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.3M
INDUSTRIAL (GENERAL)
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$2.9M
RETAIL STORES
Est. value
$2.7M
OFFICE BUILDING Current
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1970
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
14
Lot
0.52 ac
Current owner
From public records · entity-resolved
Aloma Avenue Holdings LLC
Entity
Free & Clear · 13 yrs held
Mailing address
3067 CECELIA DR, FOREST CITY, FL 32703-7813
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
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 7, 2013
—
Aloma Avenue Holdings LLC
—
Deed Of Trust
related
$1,175,200 · Thomas J Vincent Foundation In
May 8, 2013
$850,000
Aloma Avenue Holdings LLC
Fifth Third Bk
Grant Deed
related
—
Jun 22, 2010
—
Fifth Third Bk
Loomis Properties LLC Coc
Trustees Deed
related
—
Aug 2, 2005
$2,000,000
Loomis Properties LLC
Zerivitz Brothers Properties Ltd
Warranty Deed
—
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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