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Property profile & analytics
OFF-MARKET
Estimated value
$910,000
Office buildings
390 Corporate Way Longwood, FL 32750-3060
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-5263473
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
CONCRETE BLOCKS
Total area
4,000 SF
Lot
0.63 ac (27,653 SF)
APN
32-20-30-505-0000-013C
UPID
US18-5263473
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
-
Gator's Dockside HQ Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$980k
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$910k
Owner & transaction history
Gators Dockside Real Estate LLC · 5 yrs held
Gators Dockside Real Estate LLC
since 2021
Last sale
$710,000
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+22.3%
Neighborhood: shopping center
$890,000
+2.5%
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 Longwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Longwood 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
$835,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,060,000
6.5%
$980,000
7%
$910,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$865,000
Current use
COMMERCIAL (GENERAL)
$1,060,000
Change: +22% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$890,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$760,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±10% · vs last sale $710k (Feb 12 2021)
Last sale anchor
$710k
Feb 12 2021
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
$228 / 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
$10,120
Tax year 2023
Assessed value
$635,159
Assessed 2023
Previous assessed
$581,902
+9.2% YoY
Effective rate
1.59%
On assessed value
Land market value
$266,022
Improvement market value
$369,137
Total market value
$635,159
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
Status
Off-Market
Year built
1982
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Bathrooms
4
Total area
4,000 SF
Lot
0.63 ac (27,653 SF)
APN
32-20-30-505-0000-013C
UPID
US18-5263473
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
$865,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$890,000
RETAIL STORES
Est. value
$760,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Bathrooms
4
Lot
0.63 ac
Current owner
From public records · entity-resolved
Gators Dockside Real Estate LLC
Entity
Free & Clear · 5 yrs held
Mailing address
390 CORPORATE WAY, LONGWOOD, FL 32750-3060
Ownership since
2021
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
Feb 12, 2021
$710,000
Gators Dockside Real Estate LLC
Harry W Miles
Warranty Deed
—
May 2, 2008
—
Miles Harry & B Living Trust
Miles,harry W & Barbara J
Quit Claim Deed
related
—
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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