4304 Clarcona Ocoee Rd Orlando, FL 32810-4117
Entity Owned
24-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$775k
Range $698k – $853k (±10%)
Property ID
US18-5459673
Property summary
AI-generated overview
This exceptional investment opportunity presents a 3,200 square foot freestanding building occupied by Amscot, a financially strong corporate tenant, under a net lease. Located at 4304 Clarcona Ocoee Road in Orlando, Florida (zip code 32810), this property boasts excellent visibility and accessibility, situated at a main intersection with frontage on Clarcona Ocoee Road and proximity to Orange Blossom Trail. The property features a 20-year lease, originally commencing May 10, 2007, with a remaining term of 2.5 years and two remaining renewal options, each with a 10% rent increase. The current lease expiration is May 13, 2027. The tenant, Amscot, has demonstrated a long-term commitment to the location, having exercised its second renewal option in May 2022. The property includes 9 parking spaces and sits on a 43,224 square foot lot, offering approximately 0.75 acres of potential for additional development. The asking price is $2,050,000, representing a 6.62% cap rate and a price per square foot of $640.62. The property's Net Operating Income (NOI) is $135,762, with 100% occupancy. The property is zoned AC-1/W and includes one single-story building constructed in 2007. This is a value-add investment opportunity with a corporate guaranteed lease.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2007
Total area
3,200 SF
Lot
0.99 ac (43,225 SF)
Zoning code
AC-1/W
APN
32-21-29-1359-00-050
UPID
US18-5459673
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Loan Service
-
Bank Credit Union
-
Discount Store Party Supply Store
-
General Contractor Renovation Specialist
-
Discount Store Party Supply Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$965k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$775k
Owner & transaction history
since 2001
1 recorded transaction
Zoning & alternative use
AC-1/W · Orlando, FL
General category
UNKNOWN
Top alternative use upside
Auto repair, garage
$1.1M
+31.2%
Office building
$1.0M
+24.5%
Commercial (general)
$960,000
+18.0%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$775k
Value range
$698k – $853k
±10% around blend
Estimated value / SF
$242 / SF
Confidence
High
9 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
90
$698k
blend $775k
$853k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,200 SF
Lot area
0.99 ac
Year built
2007
Stories
1
APN
32-21-29-1359-00-050
Assessed value
$1,182,404
Annual tax
$17,863
3
Income approach: direct capitalization
Partial preview
Income approach indication
$965k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.05M
@ 6.5% CAP return
$965k
@ 7% CAP return
$900k
4
Sales comparison
Partial preview
Sales approach indication
$2.17M
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.6 mi away · 3,000 SF
9.9 mi away · 3,720 SF
9.9 mi away · 3,283 SF
14.3 mi away · 3,360 SF
22.6 mi away · 3,024 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$775k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 254 sales
$254
-5%
County 354 sales
$266
-9%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $242/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+31%
vs current-use indication
Office Building
Commercial (general)
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.18M
Move the market yield to see immediate price impact.
Value / SF
$370
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$74k
$1.49M
$1.06M
$828k
$83k
$1.66M
$1.18M
$920k
$91k
$1.82M
$1.30M
$1.01M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$515k
2.6 mi · Dec 2025 · $198/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$17,863
Tax year 2023
Assessed value
$1,182,404
Assessed 2023
Previous assessed
$1,162,319
+1.7% YoY
Effective rate
1.51%
On assessed value
Assessed land
$475,474
Assessed improvement
$706,930
Land market value
$475,474
Improvement market value
$706,930
Total market value
$1,182,404
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2007
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Rooms
3
Total area
3,200 SF
Lot
0.99 ac (43,225 SF)
Zoning code
AC-1/W
APN
32-21-29-1359-00-050
UPID
US18-5459673
Jurisdiction
ORANGE
Zoning & alternative use
AC-1/W · Orlando, FLZoning AC-1/W · permitted uses
AC-1/W · Orlando, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
General category
UNKNOWN
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2007
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
3
Lot
0.99 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
AC-1/W
UNKNOWN
Jurisdiction
Orlando, FL
Recorded code
AC-1/W
Official district
AC-1/W
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for AC-1/W in Orlando, FL.
What opens after registration
Zoning profile
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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