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Property profile & analytics
OFF-MARKET
Estimated value
$1,585,000
Office buildings
280 Ronald Reagan Blvd Ste 200 Longwood, FL 32750-5463
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US18-4264107
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1986
Construction
CONCRETE BLOCKS
Total area
11,460 SF
Lot
0.66 ac (28,639 SF)
APN
06-21-30-502-0400-0040
UPID
US18-4264107
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.59M
Blend (final)
Blend
$1.59M
Owner & transaction history
280 South Ronald Reagan LLC · 11 yrs held
280 South Ronald Reagan LLC
since 2015
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.5M
+2.5%
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 Longwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Longwood 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
$2,485,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,545,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$2,175,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$1.59M
Range $1.43M – $1.74M · ±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
$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
$10,811
Tax year 2023
Assessed value
$680,581
Assessed 2023
Previous assessed
$615,892
+10.5% YoY
Effective rate
1.59%
On assessed value
Land market value
$241,140
Improvement market value
$439,441
Total market value
$680,581
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 (MULTI-STORY)
Status
Off-Market
Year built
1986
Construction
CONCRETE BLOCKS
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Bathrooms
7
Total area
11,460 SF
Lot
0.66 ac (28,639 SF)
APN
06-21-30-502-0400-0040
UPID
US18-4264107
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
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.5M
RETAIL STORES
Est. value
$2.2M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
1986
Construction
CONCRETE BLOCKS
Heating
CENTRAL
Cooling
Yes
Stories
2
Bathrooms
7
Lot
0.66 ac
Current owner
From public records · entity-resolved
280 South Ronald Reagan LLC
Entity
Mailing address
21046 FUTURE FARM DR, MOUNT DORA, FL 32757-9213
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2016
—
280 South Ronald Reagan LLC
—
Deed
related
$1,031,135 · Iberiabank
Mar 3, 2015
$575,000
280 South Ronald Reagan LLC
Monty Titling Trust I
Grant Deed
$1,075,250 · Cnlbank
Jun 3, 2014
—
Monty,titling M Trust 1
Magic Financial Coc
Trustees Deed
related
—
Jul 8, 2010
—
Magic Financial Services INC
—
Trustees Deed
related
$899,445 · Pinnacle Bank
Nov 10, 2009
—
Magic Financial Services INC
—
Trustees Deed
related
$899,445 · Pinnacle Bank
Mar 26, 2002
$500,000
Magic Financial Services INC
Top Gun Corp
Grant Deed
related
$490,900 · Bank Of The West
—
—
280 South Ronald Reagan LLC
—
Deed Of Trust
related
$1,031,135 · Iberiabank
—
—
Magic Financial Services INC
—
Deed Of Trust
related
$250,000 · Wachovia Bank NA
—
—
Magic Financial Services INC
—
Deed Of Trust
related
$100,000 · Schluraff Trust
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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