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30 E Livingston St, Orlando, FL 32801
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Property summary
AI-generated overview
This exceptional 44,706 square foot land assemblage in downtown Orlando presents a remarkable development opportunity. Located at 367 N Orange Ave & 30 E Livingston St, in Orange County, FL (zip code 32801), this property is zoned AC-3A/T. The site offers significant potential for high-density development. While the permitted zoning allows for a high-density project, potential building heights of up to 450 feet and a buildable area of up to 402,354 square feet are possible, depending on the specific development plan. This prime location in Orlando's vibrant urban core offers unparalleled access to amenities, transportation, and a thriving community. The asking price for this exceptional investment opportunity is $11,700,000. This assemblage represents a unique chance to create a landmark project in a rapidly growing city. The property's size and zoning make it ideal for a variety of high-density uses. Serious inquiries only.
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1970
Total area
2,488 SF
Lot
0.74 ac (32,436 SF)
Zoning code
AC-3A/T
APN
26-22-29-0021-01-000
UPID
US19-0289099
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$490k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$579k
Blend (final)
Blend
$535k
Owner & transaction history
since 2021
6 recorded transactions
Zoning & alternative use
AC-3A/T · Orlando, FL
General category
COMMERCIAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$535k
Value range
$482k – $589k
±10% around blend
Estimated value / SF
$215 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
70
$482k
blend $535k
$589k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,488 SF
Lot area
0.74 ac
Year built
1970
Stories
1
APN
26-22-29-0021-01-000
Zoning
AC-3A/T
Assessed value
$3,019,463
Annual tax
$57,945
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.13M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.1 mi away · 2,559 SF
10.8 mi away · 2,057 SF
18.0 mi away · 2,050 SF
20.9 mi away · 2,842 SF
20.9 mi away · 2,808 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$535k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 109 sales
$494
-56%
County 147 sales
$484
-56%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $215/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.02M
Move the market yield to see immediate price impact.
Value / SF
$1,214
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$190k
$3.80M
$2.72M
$2.11M
$211k
$4.23M
$3.02M
$2.35M
$232k
$4.65M
$3.32M
$2.58M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$613k
2.1 mi · Feb 2026 · $290/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$57,945
Tax year 2023
Assessed value
$3,019,463
Assessed 2023
Previous assessed
$2,869,672
+5.2% YoY
Effective rate
1.92%
On assessed value
Assessed land
$2,727,543
Assessed improvement
$291,920
Land market value
$2,727,543
Improvement market value
$291,920
Total market value
$3,019,463
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Turn key restaurants
Use group
RESTAURANT
Status
For Sale
Year built
1970
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Rooms
2
Total area
2,488 SF
Lot
0.74 ac (32,436 SF)
Zoning code
AC-3A/T
APN
26-22-29-0021-01-000
UPID
US19-0289099
Jurisdiction
ORANGE
Zoning & alternative use
AC-3A/T · Orlando, FLZoning AC-3A/T · permitted uses
AC-3A/T · Orlando, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
1970
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
2
Lot
0.74 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
AC-3A/T
COMMERCIAL
Jurisdiction
Orlando, FL
Recorded code
AC-3A/T
Official district
AC-3A/T
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for AC-3A/T in Orlando, FL.
What opens after registration
Zoning profile
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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