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Property profile & analytics
OFF-MARKET
Estimated value
$1,470,000
Day care centers
3250 Whisper Lk Ln Winter Park, FL 32792-5300
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-4063997
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1982
Total area
5,490 SF
Lot
35.79 ac (1,559,105 SF)
Zoning code
R-3
APN
10-22-30-0000-00-014
UPID
US18-4063997
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
-
SPM Inc Property Management Company
-
Whisper Lake Apartments Apartment Complex Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.49M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.47M
Owner & transaction history
Prcp-orlando Whisper Lake LLC · 6 yrs held
Prcp-orlando Whisper Lake LLC
since 2020
1 recorded transaction
Zoning & alternative use
R-3 · Winter Park, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$2.3M
+41.6%
Auto repair, garage
$1.8M
+14.6%
Retail stores
$1.7M
+4.3%
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
$1,485,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$1,610,000
Current use
INDUSTRIAL (GENERAL)
$2,280,000
Change: +42% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,845,000
Change: +15% · Conversion: Difficult
RETAIL STORES
$1,680,000
Change: +4% · Conversion: Difficult
OFFICE BUILDING
$1,455,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$1.47M
Range $1.32M – $1.62M · ±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
$268 / 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
$864,998
Tax year 2023
Assessed value
$64,534,661
Assessed 2023
Previous assessed
$64,534,661
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$7,560,000
Assessed improvement
$56,974,661
Land market value
$7,560,000
Improvement market value
$56,974,661
Total market value
$64,534,661
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1982
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
52
Stories
1
Rooms
26
Bathrooms
2
Total area
5,490 SF
Lot
35.79 ac (1,559,105 SF)
Zoning code
R-3
APN
10-22-30-0000-00-014
UPID
US18-4063997
Jurisdiction
ORANGE
Zoning & alternative use
R-3 · Winter Park, FL
Zoning R-3 · permitted uses
R-3 · 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$1.6M
INDUSTRIAL (GENERAL)
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$1.8M
RETAIL STORES
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.5M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
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
1
Buildings
52
Rooms
26
Bathrooms
2
Lot
35.79 ac
Current owner
From public records · entity-resolved
Prcp-orlando Whisper Lake LLC
Entity
Mailing address
10455 RIVERSIDE DR STE #200, PALM BEACH GARDENS, FL 33410-4332
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 10, 2020
—
Prcp-orlando Whisper Lake LLC
Whisper Lake Ltd
Quit Claim Deed
related
$50,228,000 · Keybank USA
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
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