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Property profile & analytics
OFF-MARKET
Estimated value
$12,940,000
Retail properties & Spaces
4170 Conroy Rd Orlando, FL 32839-2408
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US18-3344386
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
2002
Total area
102,885 SF
Lot
6.41 ac (279,129 SF)
Zoning code
AC-2
APN
17-23-29-5465-00-030
UPID
US18-3344386
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
-
Emporio Armani Uomo Orlando Neiman Marcus Clothing & Fashion Store
-
Dolce & Gabbana Clothing & Fashion Store
-
Neiman Marcus Clothing Store Cosmetics Store
-
Ermenegildo Zegna at Neiman Marcus Clothing & Fashion Store
-
CELINE NEIMAN MARCUS LEATHER GOODS & SHOES ORLANDO Clothing & Fashion Store (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.56M
Blend (final)
Blend
$12.94M
Owner & transaction history
Neiman Marcus Group INC · 20 yrs held
Neiman Marcus Group INC
since 2005
7 recorded transactions
Zoning & alternative use
AC-2 · Orlando, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zone name
Urban Activity Center
General category
UNKNOWN
Zone area
915.42 ac
Source
Realmo
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
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
WAREHOUSE, STORAGE
$21,410,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$12.94M
Range $11.65M – $14.23M · ±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
$126 / 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
$168,876
Tax year 2023
Assessed value
$8,869,203
Assessed 2023
Previous assessed
$8,556,226
+3.7% YoY
Effective rate
1.90%
On assessed value
Assessed land
$4,030,625
Assessed improvement
$4,838,578
Land market value
$4,030,625
Improvement market value
$4,838,578
Total market value
$8,869,203
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
2002
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
2
Rooms
2
Total area
102,885 SF
Lot
6.41 ac (279,129 SF)
Zoning code
AC-2
APN
17-23-29-5465-00-030
UPID
US18-3344386
Jurisdiction
ORANGE
Zoning & alternative use
AC-2 · Orlando, FLZoning AC-2 · permitted uses
AC-2 · Orlando, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zone name
Urban Activity Center
General category
UNKNOWN
Zone area
915.42 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$21.4M
WAREHOUSE, STORAGE
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
2002
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
2
Lot
6.41 ac
Current owner
From public records · entity-resolved
Neiman Marcus Group INC
Entity
Mailing address
PO BOX 460389, HOUSTON, TX 77056-8389
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2005
—
Neiman Marcus Group INC
—
Deed Of Trust
related
$8,350,000 · Deutsche Bank Trust Co America
—
—
Neiman Marcus Group LLC
—
Loan Modification
related
$19,000,000 · Credit Suisse Ag
—
—
Neiman Marcus Group INC
—
Deed Of Trust
related
$19,000,000 · Credit Suisse Ag
—
—
Neiman Marcus Group LLC
—
Deed Of Trust
related
$22,655,000 · Ankura Tr Co LLC
—
—
Neiman Marcus Group LLC
—
Loan Modification
related
$22,655,000 · Deutsche Bk Ag/ny Branch
—
—
Neiman Marcus Group LLC
—
Loan Modification
related
$22,655,000 · Credit Suisse Ag Cayman Iss Br
—
—
Neiman Marcus Group LLC
—
Deed Of Trust
related
$22,655,000 · Wilmington Tr
—
—
Neiman Marcus Group LLC
—
Deed Of Trust
related
$699,191,801 · Alter Domus Products Corp
—
—
Neiman Marcus Group INC
—
Deed Of Trust
related
$16,700,000 · Credit Suisse
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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