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Property profile & analytics
FOR SALE
Office buildings
261 E Airport Blvd Sanford, FL 32773
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-3291859
For Sale
1 / 9
$1,075,000
261 E Airport Blvd, Sanford, FL 32773
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1980
Construction
CONCRETE BLOCKS
Total area
3,452 SF
Lot
1.32 ac (57,630 SF)
APN
12-20-30-300-012H-0000
UPID
US18-3291859
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
-
Mid Florida Dermatology & Plastic Surgery Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$845k
Comparable Approach
Comparable
$795k
Blend (final)
Blend
$710k
Owner & transaction history
Shepard Max Properties LLC · 5 yrs held
Shepard Max Properties LLC
since 2021
Last sale
$600,000
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$765,000
+37.4%
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
$635,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$915,000
6.5%
$845,000
7%
$785,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$560,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$765,000
Change: +37% · Conversion: Difficult
COMMERCIAL (GENERAL)
$530,000
Change: -5% · Conversion: Easy
WAREHOUSE, STORAGE
$520,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$480,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$710k
Range $639k – $781k · ±10% · vs last sale $600k (May 12 2021)
Last sale anchor
$600k
May 12 2021
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
$206 / 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
$13,283
Tax year 2023
Assessed value
$870,508
Assessed 2023
Previous assessed
$631,620
+37.8% YoY
Effective rate
1.53%
On assessed value
Land market value
$403,410
Improvement market value
$467,098
Total market value
$870,508
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
For Sale
Year built
1980
Construction
CONCRETE BLOCKS
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Bathrooms
3
Total area
3,452 SF
Lot
1.32 ac (57,630 SF)
APN
12-20-30-300-012H-0000
UPID
US18-3291859
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
$560,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$765,000
COMMERCIAL (GENERAL)
Est. value
$530,000
WAREHOUSE, STORAGE
Est. value
$520,000
RETAIL STORES
Est. value
$480,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
1980
Construction
CONCRETE BLOCKS
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
3
Lot
1.32 ac
Current owner
From public records · entity-resolved
Shepard Max Properties LLC
Entity
Mailing address
7652 ASHLEY PARK CT STE #306, ORLANDO, FL 32835-6199
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2024
—
Shephard Max Properties LLC
—
Deed
related
$663,000 · Regions Bank
May 12, 2021
$600,000
Shepard Max Properties LLC
Fairwinds Credit Union
Warranty Deed
$480,000 · Truist 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.
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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