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Property profile & analytics
OFF-MARKET
Estimated value
$1,560,000
Office buildings
4099 Metric Dr Winter Park, FL 32792-6804
Entity Owned
27-yr Hold
Free & Clear
Property ID
US18-5494075
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Total area
5,480 SF
Lot
1.05 ac (45,869 SF)
Zoning code
IND-2/IND-3
APN
02-22-30-1572-00-161
UPID
US18-5494075
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
-
FRSA Self Insurers Fund Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.35M
Comparable Approach
Comparable
$1.89M
Blend (final)
Blend
$1.56M
Owner & transaction history
Self Insurers Fund Frsa · 27 yrs held
Self Insurers Fund Frsa
since 1999
2 recorded transactions
Zoning & alternative use
IND-2/IND-3 · Winter Park, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.5M
+71.4%
Industrial (general)
$2.3M
+57.0%
Auto repair, garage
$1.8M
+27.0%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,455,000
6.5%
$1,345,000
7%
$1,250,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,450,000
Current use
COMMERCIAL (GENERAL)
$2,485,000
Change: +71% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,275,000
Change: +57% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,840,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$1,675,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$1.56M
Range $1.40M – $1.72M · ±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
$285 / 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
$17,085
Tax year 2023
Assessed value
$1,170,667
Assessed 2023
Previous assessed
$1,114,784
+5.0% YoY
Effective rate
1.46%
On assessed value
Assessed land
$311,909
Assessed improvement
$858,758
Land market value
$311,909
Improvement market value
$858,758
Total market value
$1,170,667
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
1999
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
16
Total area
5,480 SF
Lot
1.05 ac (45,869 SF)
Zoning code
IND-2/IND-3
APN
02-22-30-1572-00-161
UPID
US18-5494075
Jurisdiction
ORANGE
Zoning & alternative use
IND-2/IND-3 · Winter Park, FL
Zoning IND-2/IND-3 · permitted uses
IND-2/IND-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
OFFICE BUILDING Current
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$2.5M
INDUSTRIAL (GENERAL)
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$1.8M
RETAIL STORES
Est. value
$1.7M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1999
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
16
Lot
1.05 ac
Current owner
From public records · entity-resolved
Self Insurers Fund Frsa
Entity
Free & Clear · 27 yrs held
Mailing address
4099 METRIC DR, WINTER PARK, FL 32792-6804
Ownership since
1999
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
Apr 23, 1999
$100,000
Self Insurers Fund Frsa
Florida Roofing Sheet Metal
Grant Deed
related
—
—
—
Lahoma LLC
—
Deed Of Trust
related
$840,000 · Wells Fargo 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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