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Property profile & analytics
OFF-MARKET
Estimated value
$1,210,000
Office buildings
3900 Edgewater Dr Orlando, FL 32804-2835
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-0809519
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2009
Total area
3,415 SF
Lot
0.23 ac (10,070 SF)
Zoning code
MU-1/W/SP/AR
APN
10-22-29-8828-05-102
UPID
US18-0809519
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
-
The Weight House Gym & Fitness Center
-
Bradford Barnett, Real Estate Broker Associate Event Planning
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.22M
CAP Approach
CAP
$1.05M
Comparable Approach
Comparable
$1.20M
Blend (final)
Blend
$1.21M
Owner & transaction history
Congressional Properties LLC · 5 yrs held
Congressional Properties LLC
since 2020
Last sale
$900,000
6 recorded transactions
Zoning & alternative use
MU-1/W/SP/AR · Orlando, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zone name
Medium Intensity Mixed Use Corridors Wekiva Specially Planned Area Appearance Review
General category
MIXED_USE
Zone area
7.67 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$1.1M
+6.5%
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 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
$1,210,000
ML approach
$1,215,000
CAP Approach
CAP Return
Estimation
6%
$1,135,000
6.5%
$1,045,000
7%
$970,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,070,000
Current use
AUTO REPAIR, GARAGE
$1,140,000
Change: +6% · Conversion: Difficult
COMMERCIAL (GENERAL)
$940,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$1.21M
Range $1.09M – $1.33M · ±10% · vs last sale $900k (Nov 2 2020)
Last sale anchor
$900k
Nov 2 2020
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
$354 / 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
$17,733
Tax year 2023
Assessed value
$964,212
Assessed 2023
Previous assessed
$876,611
+10.0% YoY
Effective rate
1.84%
On assessed value
Assessed land
$221,540
Assessed improvement
$742,672
Land market value
$221,540
Improvement market value
$742,672
Total market value
$964,212
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
2009
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Rooms
12
Total area
3,415 SF
Lot
0.23 ac (10,070 SF)
Zoning code
MU-1/W/SP/AR
APN
10-22-29-8828-05-102
UPID
US18-0809519
Jurisdiction
ORANGE
Zoning & alternative use
MU-1/W/SP/AR · Orlando, FLZoning MU-1/W/SP/AR · permitted uses
MU-1/W/SP/AR · Orlando, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zone name
Medium Intensity Mixed Use Corridors Wekiva Specially Planned Area Appearance Review
General category
MIXED_USE
Zone area
7.67 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$940,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2009
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
12
Lot
0.23 ac
Current owner
From public records · entity-resolved
Congressional Properties LLC
Entity
Free & Clear · 5 yrs held
Mailing address
2134 FRST CLB DR, ORLANDO, FL 32804-6508
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
Nov 2, 2020
$900,000
Congressional Properties LLC
3900 Edgewater LLC
Warranty Deed
—
Oct 22, 2013
$625,000
3900 Edgewater LLC
A Tutor U Real Estate Holdings LLC
Special Warranty Deed
$500,000 · Suntrust Bank
Dec 30, 2008
$450,500
A Tutor U Real Estate Holdings LLC
James H Schluraff
Warranty Deed
—
Dec 30, 2008
—
A Tutor U R/e Holdings LLC
Bailiff,allen
Quit Claim Deed
related
—
Apr 24, 2007
—
Schluraff James H Trust
Hunt Danny M Coc
Trustees Deed
related
—
Jun 10, 2003
$390,000
Danny M Hunt
Alvarado,allen & Michele
Grant Deed
$230,000 · Fidelity Bank Florida
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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