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Property profile & analytics
FOR LEASE
Office buildings
420 S Orange Ave Orlando, FL 32801
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US18-6129011
For Lease
1 / 4
$49,735,000
420 S Orange Ave, Orlando, FL 32801
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2006
Total area
279,516 SF
Lot
0.57 ac (24,660 SF)
Zoning code
AC-3A/T
APN
35-22-29-1354-02-010
UPID
US18-6129011
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
-
Aspect (Bike/Boat/Book/etc) Store Corporate Office
-
CNL center II Business Service Center Corporate Office
-
First American Title Insurance Company Escrow Service Title Company
-
PNC Private Bank Financial Advisor
-
Dean Mead Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$30.79M
Blend (final)
Blend
$49.74M
Owner & transaction history
Piedmont-cnl Towers Orlando Ow · 9 yrs held
Piedmont-cnl Towers Orlando Ow
since 2016
1 recorded transaction
Zoning & alternative use
AC-3A/T · Orlando, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
RETAIL STORES
$71,070,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$49.74M
Range $44.76M – $54.71M · ±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
$178 / 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
$921,285
Tax year 2023
Assessed value
$48,258,493
Assessed 2023
Previous assessed
$48,451,466
-0.4% YoY
Effective rate
1.91%
On assessed value
Assessed land
$3,291,863
Assessed improvement
$44,966,630
Land market value
$3,291,863
Improvement market value
$44,966,630
Total market value
$48,258,493
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 (MULTI-STORY)
Status
For Lease
Year built
2006
Heating
FORCED AIR
Cooling
AC.CHILLED WATER
Stories
12
Rooms
424
Total area
279,516 SF
Lot
0.57 ac (24,660 SF)
Zoning code
AC-3A/T
APN
35-22-29-1354-02-010
UPID
US18-6129011
Jurisdiction
ORANGE
Zoning & alternative use
AC-3A/T · Orlando, FL
Zoning AC-3A/T · permitted uses
AC-3A/T · Orlando, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Orlando. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$71.1M
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
2006
Heating
FORCED AIR
Cooling
Yes
Stories
12
Rooms
424
Lot
0.57 ac
Current owner
From public records · entity-resolved
Piedmont-cnl Towers Orlando Ow
Individual
Mailing address
PO BOX 56607, ATLANTA, GA 30343-0607
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 2, 2016
$167,868,600
Piedmont-cnl Towers Orlando Ow
Cnl Plaza LLC
Grant Deed
$81,500,000 · * Other Institutional Lenders
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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