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Property profile & analytics
OFF-MARKET
Estimated value
$12,225,000
Office buildings
320 Es St, Orlando, FL 32801-3505
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US18-1176908
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1982
Total area
32,254 SF
Lot
1.88 ac (81,734 SF)
Zoning code
AC-3A/T
APN
36-22-29-3264-00-030
UPID
US18-1176908
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
$10.45M
CAP Approach
CAP
$9.89M
Comparable Approach
Comparable
$12.93M
Blend (final)
Blend
$12.23M
Owner & transaction history
Upshot 320 East South LLC · 6 yrs held
Upshot 320 East South LLC
since 2020
Last sale
$15.0M
6 recorded transactions
Zoning & alternative use
AC-3A/T · Orlando, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$15.9M
+57.9%
Commercial (general)
$11.5M
+13.7%
Auto repair, garage
$10.8M
+6.6%
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 Orlando submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orlando 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
$10,095,000
ML approach
$10,445,000
CAP Approach
CAP Return
Estimation
6%
$10,710,000
6.5%
$9,885,000
7%
$9,180,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$10,095,000
Current use
RESTAURANT
$15,945,000
Change: +58% · Conversion: Moderate
COMMERCIAL (GENERAL)
$11,475,000
Change: +14% · Conversion: Easy
AUTO REPAIR, GARAGE
$10,755,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$8,200,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$12.23M
Range $11.00M – $13.45M · ±10% · vs last sale $15.00M (May 13 2025)
Last sale anchor
$15.00M
May 13 2025
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
$379 / 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
$150,504
Tax year 2023
Assessed value
$7,723,870
Assessed 2023
Previous assessed
$7,819,742
-1.2% YoY
Effective rate
1.95%
On assessed value
Assessed land
$5,192,569
Assessed improvement
$2,531,301
Land market value
$5,192,569
Improvement market value
$2,531,301
Total market value
$7,723,870
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1982
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
2
Rooms
55
Total area
32,254 SF
Lot
1.88 ac (81,734 SF)
Zoning code
AC-3A/T
APN
36-22-29-3264-00-030
UPID
US18-1176908
Jurisdiction
ORANGE
Zoning & alternative use
AC-3A/T · Orlando, FL
Zoning AC-3A/T · permitted uses
AC-3A/T · Orlando, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Orlando. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$10.1M
RESTAURANT
Est. value
$15.9M
COMMERCIAL (GENERAL)
Est. value
$11.5M
AUTO REPAIR, GARAGE
Est. value
$10.8M
RETAIL STORES
Est. value
$8.2M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
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
1982
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
55
Lot
1.88 ac
Current owner
From public records · entity-resolved
Upshot 320 East South LLC
Entity
Mailing address
255 S ORANGE AVE STE #720, ORLANDO, FL 32801-3450
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2020
$7,500,000
Upshot 320 East South LLC
320 East South Street LLC
Special Warranty Deed
$3,850,000 · Td Bank NA
Dec 7, 2016
$4,000,000
320 East South Street LLC
Realty Associates Fund Viii LP
Grant Deed
—
May 31, 2007
$7,150,000
Realty Associates Fund Viii
Boyle Real Estate LLC
Warranty Deed
—
Dec 27, 2006
$6,250,000
Boyle Real Estate LLC
Boyle Engineering Corp
Grant Deed
$14,500,000 · Union Bank Of California
Dec 27, 2006
—
Boyle Engineering Corp
City Of Orlando Florida
Quit Claim Deed
related
—
—
—
Boyle Engineering Corp
—
Deed Of Trust
related
$12,500,000 · Union Bank Of California
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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