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Property profile & analytics
OFF-MARKET
Estimated value
$2,250,000
Office buildings
2802 Aloma Ave Winter Park, FL 32792-3532
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-3177226
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2000
Total area
10,740 SF
Lot
0.75 ac (32,739 SF)
Zoning code
P-O
APN
04-22-30-9414-05-010
UPID
US18-3177226
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
-
Cannon Tina Counselor
-
Still Point Counseling, Inc Counselor Alternative Medicine Practitioner
-
Dr. Scott D. Farmer, MD Physician
-
Dr. Ahmad H. Ali, MD Physician
-
Central Florida Psychiatric Associates, Pa Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.64M
Comparable Approach
Comparable
$2.43M
Blend (final)
Blend
$2.25M
Owner & transaction history
Jeather Development 1 LLC · 1 yrs held
Jeather Development 1 LLC
since 2025
Last sale
$2.2M
3 recorded transactions
Zoning & alternative use
P-O · Winter Park, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.6M
+27.0%
Retail stores
$3.3M
+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%
$2,855,000
6.5%
$2,635,000
7%
$2,445,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,840,000
Current use
AUTO REPAIR, GARAGE
$3,610,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$3,285,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$2.25M
Range $2.03M – $2.48M · ±10% · vs last sale $2.15M (Oct 6 2024)
Last sale anchor
$2.15M
Oct 6 2024
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
$209 / 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
$23,406
Tax year 2023
Assessed value
$1,508,768
Assessed 2023
Previous assessed
$1,467,290
+2.8% YoY
Effective rate
1.55%
On assessed value
Assessed land
$366,677
Assessed improvement
$1,142,091
Land market value
$366,677
Improvement market value
$1,142,091
Total market value
$1,508,768
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
2000
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Rooms
31
Total area
10,740 SF
Lot
0.75 ac (32,739 SF)
Zoning code
P-O
APN
04-22-30-9414-05-010
UPID
US18-3177226
Jurisdiction
ORANGE
Zoning & alternative use
P-O · Winter Park, FL
Zoning P-O · permitted uses
P-O · 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
$2.8M
AUTO REPAIR, GARAGE
Est. value
$3.6M
RETAIL STORES
Est. value
$3.3M
OFFICE BUILDING Current
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
2000
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
31
Lot
0.75 ac
Current owner
From public records · entity-resolved
Jeather Development 1 LLC
Entity
Mailing address
4091 SCARLET IRIS PL, WINTER PARK, FL 32792-9412
Ownership since
2025
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
Jan 6, 2025
$2,150,000
Jeather Development 1 LLC
Maria J Lozano
Special Warranty Deed
$1,093,405 · Bank Of America NA
Nov 28, 2006
$214,600
Maria J Lozano
Martinez,ramon
Quit Claim Deed
related
—
—
—
Farah Properties INC
—
Deed Of Trust
related
$375,644 · Wachovia Bank NA
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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