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Property profile & analytics
FOR LEASE
Community centers
280 S State Road 434 Altamonte Springs, FL 32714
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-4337272
For Lease
1 / 2
$8,230,000
280 S State Road 434, Altamonte Springs, FL 32714
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Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1989
Construction
CONCRETE BLOCKS
Total area
55,085 SF
Lot
5.23 ac (227,993 SF)
APN
16-21-29-512-0000-0030
UPID
US18-4337272
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
$8.23M
Blend (final)
Blend
$8.23M
Owner & transaction history
West Town Fee Owner LLC · 2 yrs held
West Town Fee Owner LLC
since 2023
4 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 Altamonte Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Altamonte Springs 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
NEIGHBORHOOD: SHOPPING CENTER
$12,240,000
Current use
RETAIL STORES
$10,465,000
Change: -14% · Conversion: Easy
OFFICE BUILDING
$10,065,000
Change: -18% · Conversion: Moderate
WAREHOUSE, STORAGE
$10,065,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$8.23M
Range $7.41M – $9.05M · ±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
$149 / 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
$89,461
Tax year 2023
Assessed value
$5,489,328
Assessed 2023
Previous assessed
$5,489,328
+0.0% YoY
Effective rate
1.63%
On assessed value
Land market value
$2,046,879
Improvement market value
$3,442,449
Total market value
$5,489,328
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
Community centers
Use group
MINI-MALL
Status
For Lease
Year built
1989
Construction
CONCRETE BLOCKS
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Bathrooms
12
Total area
55,085 SF
Lot
5.23 ac (227,993 SF)
APN
16-21-29-512-0000-0030
UPID
US18-4337272
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$12.2M
RETAIL STORES
Est. value
$10.5M
OFFICE BUILDING
Est. value
$10.1M
WAREHOUSE, STORAGE
Est. value
$10.1M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1989
Construction
CONCRETE BLOCKS
Heating
CENTRAL
Cooling
Yes
Stories
2
Bathrooms
12
Lot
5.23 ac
Current owner
From public records · entity-resolved
West Town Fee Owner LLC
Entity
Ownership since
2023
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
Nov 13, 2023
—
West Town Fee Owner LLC
C C Altamonte Joint Venture
Assignment Of Lease (leasehold Sale)
$100,500,000 · Goldman Sachs Bank USA
Jun 21, 2005
—
Winn-dixie Stores INC
—
Deed Of Trust
related
$800,000,000 · Wachovia Bank NA
—
—
West Town Corners LLC
—
Deed Of Trust
related
$7,804,000 · Bank Of America
—
—
Cc Altamonte
—
Deed Of Trust
related
$18,800,000 · Bank Of America
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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