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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Office Spaces
450 Saint Charles Ct Ste 1000 Lake Mary, FL 32746-2176
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-3171232
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2004
Construction
CONCRETE BLOCKS
Total area
3,050 SF
Lot
0.07 ac (3,014 SF)
APN
06-20-30-511-0200-0000
UPID
US18-3171232
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$600k
CAP Approach
CAP
$750k
Comparable Approach
Comparable
$725k
Blend (final)
Blend
$600k
Owner & transaction history
450 Charles LLC · 2 yrs held
450 Charles LLC
since 2024
Last sale
$600,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$810,000
+23.4%
Neighborhood: shopping center
$680,000
+3.4%
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 Lake Mary submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Mary 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
$600,000
ML approach
$600,000
CAP Approach
CAP Return
Estimation
6%
$810,000
6.5%
$750,000
7%
$695,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$655,000
Current use
COMMERCIAL (GENERAL)
$810,000
Change: +23% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$680,000
Change: +3% · Conversion: Difficult
RETAIL STORES
$580,000
Change: -12% · Conversion: Moderate
WAREHOUSE, STORAGE
$555,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$600k
Range $540k – $660k · ±10% · vs last sale $600k (Feb 12 2024)
Last sale anchor
$600k
Feb 12 2024
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
$197 / 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
$9,718
Tax year 2023
Assessed value
$701,500
Assessed 2023
Previous assessed
$625,250
+12.2% YoY
Effective rate
1.39%
On assessed value
Improvement market value
$701,500
Total market value
$701,500
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2004
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Bathrooms
5
Total area
3,050 SF
Lot
0.07 ac (3,014 SF)
APN
06-20-30-511-0200-0000
UPID
US18-3171232
Jurisdiction
SEMINOLE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$655,000
COMMERCIAL (GENERAL)
Est. value
$810,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$680,000
RETAIL STORES
Est. value
$580,000
WAREHOUSE, STORAGE
Est. value
$555,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2004
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Bathrooms
5
Lot
0.07 ac
Current owner
From public records · entity-resolved
450 Charles LLC
Entity
Mailing address
9008 TAVOLINI TER, WINDERMERE, FL 34786-8135
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2025
—
450 Charles LLC
—
Deed
related
$1,261,000 · Brightstar Cu
Aug 19, 2024
—
450 Charles LLC
—
Deed
related
$1,207,206 · Louden Broadway Properties LLC
Jul 11, 2024
—
450 Charles LLC
—
Deed
related
$556,616 · Miidflorida Credit Union
Feb 12, 2024
—
450 Charles LLC
Dmcc 450 Charles Court LLC
Intrafamily Transfer
related
—
Sep 14, 2020
—
Dmcc 450 Charles LLC
—
Deed
related
$1,000,000 · Louden Broadway Properties LLC
Oct 31, 2019
—
Dmcc 450 Charles LLC
—
Deed
related
$525,000 · Axiom Bk
Jun 10, 2019
$1,000,000
Dmcc 450 Charles LLC
Dmcc 450 Charles LP
Warranty Deed
—
Jul 13, 2018
$600,000
Dmcc 450 Charles LP
Bp Properties LLC
Warranty Deed
$420,000 · Homebanc
Aug 29, 2005
$720,000
Bp Properties LLC
Mo Harkins LLC
Grant Deed
$652,500 · Bank Of America
Apr 8, 2004
$340,000
Mo Harkins LLC
Harkins,tr
Grant Deed
related
$460,000 · New Horizon Real Estate Inv
—
—
Dmcc 450 Charles LLC
—
Deed Of Trust
related
$525,000 · Axiom Bk
—
—
Dmcc 450 Charles LLC
—
Deed Of Trust
related
$1,000,000 · Louden Broadway Properties LLC
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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