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Property profile & analytics
OFF-MARKET
Estimated value
$4,150,000
Office buildings
2688 Orlando Dr Sanford, FL 32773-5339
Entity Owned
8-yr Hold
Free & Clear
Property ID
US18-4223865
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1971
Construction
CONCRETE BLOCKS
Total area
39,176 SF
Lot
2.96 ac (128,938 SF)
APN
01-20-30-504-2200-0010
UPID
US18-4223865
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
-
Probation & Parole Office County Government Office Probation Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.15M
Blend (final)
Blend
$4.15M
Owner & transaction history
2670 South Orlando Dr LLC · 8 yrs held
2670 South Orlando Dr LLC
since 2018
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,335,000
Current use
COMMERCIAL (GENERAL)
$6,035,000
Change: -5% · Conversion: Easy
WAREHOUSE, STORAGE
$5,880,000
Change: -7% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$5,560,000
Change: -12% · Conversion: Difficult
RETAIL STORES
$5,425,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$4.15M
Range $3.74M – $4.57M · ±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
$106 / 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
$38,822
Tax year 2023
Assessed value
$2,256,590
Assessed 2023
Previous assessed
$1,959,682
+15.2% YoY
Effective rate
1.72%
On assessed value
Land market value
$633,473
Improvement market value
$1,623,117
Total market value
$2,256,590
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
1971
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Bathrooms
15
Total area
39,176 SF
Lot
2.96 ac (128,938 SF)
APN
01-20-30-504-2200-0010
UPID
US18-4223865
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
$6.3M
COMMERCIAL (GENERAL)
Est. value
$6.0M
WAREHOUSE, STORAGE
Est. value
$5.9M
INDUSTRIAL (GENERAL)
Est. value
$5.6M
RETAIL STORES
Est. value
$5.4M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1971
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Bathrooms
15
Lot
2.96 ac
Current owner
From public records · entity-resolved
2670 South Orlando Dr LLC
Entity
Free & Clear · 8 yrs held
Mailing address
303 E WACKER DR STE #1040, CHICAGO, IL 60601-5216
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2018
—
2670 South Orlando Dr LLC
—
Deed
related
$4,181,756 · Centennial Bk
Jan 10, 2018
$2,200,000
2670 South Orlando Dr LLC
Regency Square INC
Grant Deed
—
—
—
2670 South Orlando Dr LLC
—
Deed Of Trust
related
$4,181,756 · Centennial Bk
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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