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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Office buildings
3505 Orlando Dr Sanford, FL 32773-5609
Entity Owned
22-yr Hold
Free & Clear
Property ID
US18-5297912
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1984
Construction
CONCRETE
Total area
2,682 SF
Lot
0.57 ac (25,000 SF)
APN
11-20-30-300-041A-0000
UPID
US18-5297912
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
-
Demetree Chiropractic Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$550k
Blend (final)
Blend
$550k
Owner & transaction history
Lucas Place II LLC · 22 yrs held
Lucas Place II LLC
since 2003
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$595,000
+37.4%
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 Sanford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanford 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
OFFICE BUILDING
$435,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$595,000
Change: +37% · Conversion: Difficult
COMMERCIAL (GENERAL)
$415,000
Change: -5% · Conversion: Easy
WAREHOUSE, STORAGE
$400,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$370,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$205 / 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
$7,594
Tax year 2023
Assessed value
$427,644
Assessed 2023
Previous assessed
$427,644
+0.0% YoY
Effective rate
1.78%
On assessed value
Land market value
$206,750
Improvement market value
$220,894
Total market value
$427,644
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
1984
Construction
CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Bathrooms
5
Total area
2,682 SF
Lot
0.57 ac (25,000 SF)
APN
11-20-30-300-041A-0000
UPID
US18-5297912
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
OFFICE BUILDING Current
Est. value
$435,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$595,000
COMMERCIAL (GENERAL)
Est. value
$415,000
WAREHOUSE, STORAGE
Est. value
$400,000
RETAIL STORES
Est. value
$370,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1984
Construction
CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
5
Lot
0.57 ac
Current owner
From public records · entity-resolved
Lucas Place II LLC
Entity
Free & Clear · 22 yrs held
Mailing address
3505 S ORLANDO DR, SANFORD, FL 32773-5609
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 17, 2003
$250,000
Lucas Place II LLC
Adventist Health System/sunbel
Grant Deed
—
—
—
Lucas Place II LLC
—
Deed Of Trust
related
$185,000 · Amsouth Bank
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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