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Property profile & analytics
OFF-MARKET
Estimated value
$865,000
Office buildings
428 Dillard St Winter Garden, FL 34787-3564
Entity Owned
13-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-2706905
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2018
Total area
4,579 SF
Lot
0.31 ac (13,460 SF)
Zoning code
C-3
APN
23-22-27-8900-01-431
UPID
US18-2706905
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
-
Oelrich Construction - Orlando Construction Company
-
P.B. Brown LLC Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.13M
Comparable Approach
Comparable
$995k
Blend (final)
Blend
$865k
Owner & transaction history
Lakeview Investments LLC · 13 yrs held
Lakeview Investments LLC
since 2013
5 recorded transactions
Zoning & alternative use
C-3 · Winter Garden, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of C-3 zone is designed to provide for proper development in locations where professional and related commercial uses can be permitted without conflicting with abutting and adjacent uses, by establishment of development standards and buffering requirements
Zone name
Professional Office District
General category
COMMERCIAL
Zone area
46.33 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 Winter Garden submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winter Garden 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%
$1,215,000
6.5%
$1,125,000
7%
$1,040,000
Blend value · Realmo final
$865k
Range $779k – $952k · ±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
$189 / 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
$15,544
Tax year 2023
Assessed value
$1,116,600
Assessed 2023
Previous assessed
$1,047,213
+6.6% YoY
Effective rate
1.39%
On assessed value
Assessed land
$134,597
Assessed improvement
$982,003
Land market value
$134,597
Improvement market value
$982,003
Total market value
$1,116,600
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
2018
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
17
Bathrooms
2
Total area
4,579 SF
Lot
0.31 ac (13,460 SF)
Zoning code
C-3
APN
23-22-27-8900-01-431
UPID
US18-2706905
Jurisdiction
ORANGE
Zoning & alternative use
C-3 · Winter Garden, FLZoning C-3 · permitted uses
C-3 · Winter Garden, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of C-3 zone is designed to provide for proper development in locations where professional and related commercial uses can be permitted without conflicting with abutting and adjacent uses, by establishment of development standards and buffering requirements
Zone name
Professional Office District
General category
COMMERCIAL
Zone area
46.33 ac
Source
Realmo
Building & site characteristics
From public records
Year built
2018
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
17
Bathrooms
2
Lot
0.31 ac
Current owner
From public records · entity-resolved
Lakeview Investments LLC
Entity
Free & Clear · 13 yrs held
Mailing address
884 S DILLARD ST, WINTER GARDEN, FL 34787-3910
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 13, 2018
—
Lakeview Investments LLC
—
Grant Deed
related
$1,400,000 · United Legacy Bk
Mar 5, 2013
$115,000
Lakeview Investments LLC
P & S Of Winter Garden LLC
Warranty Deed
—
May 17, 2011
—
P & S Of Winter Garden LLC
Bolcar,steven
Quit Claim Deed
related
—
Dec 6, 2010
—
P & S Of Winter Garden LLC
Bolcar,steven
Quit Claim Deed
related
—
Mar 20, 2006
$384,300
Arby C Rigby
Deloach,robert B
Warranty Deed
$307,000 · Peoples First Community 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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