Entity Owned Property summary
AI-generated overview
This exceptional two-story retail building, totaling 4,380 square feet, is situated at 49 N Orange Avenue in the vibrant heart of Downtown Orlando. Built in 1923, the property boasts a 100% occupancy rate with two established tenants, The Woods and La Rosa, currently operating under leases expiring in April 2025. The building is zoned AC-3A/T/HP and offers a compelling investment opportunity with an asking price of $2,900,000 ($662.10 per square foot). Its prime location provides unparalleled visibility and accessibility, with direct Orange Avenue frontage. The property benefits from excellent walkability to a wide array of restaurants, retail shops, and premier entertainment venues including the Beacham, Kia Center, Dr. Phillips Center, and Inter&Co Stadium. Furthermore, it enjoys convenient access to major transportation arteries such as Interstate-4, SR 408, Orange Blossom Trail, and Colonial Drive. This multi-tenant property presents a rare chance to acquire a thriving commercial asset in one of Orlando's most desirable locations. The remaining lease term is approximately 0.8 years.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1923
Total area
4,380 SF
Lot
0.06 ac (2,821 SF)
Zoning code
AC-3A/T/HP
APN
26-22-29-7352-29-031
UPID
US18-3989882
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
-
Bar & Pub
-
Bar & Pub Nightclub
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.33M
Comparable Approach
Comparable
$1.46M
Blend (final)
Blend
$1.26M
Owner & transaction history
Zoning & alternative use
AC-3A/T/HP · Orlando, FL
General category
COMMERCIAL
Top alternative use upside
Commercial (general)
$1.6M
+39.9%
Auto repair, garage
$1.5M
+31.2%
Office building
$1.4M
+23.1%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.26M
Value range
$1.13M – $1.38M
±10% around blend
Estimated value / SF
$287 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
40
$1.13M
blend $1.26M
$1.38M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,380 SF
Lot area
0.06 ac
Year built
1923
Stories
2
APN
26-22-29-7352-29-031
Zoning
AC-3A/T/HP
Assessed value
$1,036,367
Annual tax
$15,794
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.33M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.44M
@ 6.5% CAP return
$1.33M
@ 7% CAP return
$1.23M
4
Sales comparison
Partial preview
Sales approach indication
$1.44M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.7 mi away · 3,720 SF
12.7 mi away · 3,283 SF
13.7 mi away · 3,360 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.26M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 254 sales
$254
+13%
County 354 sales
$266
+8%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $287/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+40%
vs current-use indication
Auto Repair, Garage
Office Building
Retail Stores · current use
Warehouse, Storage
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
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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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$1.04M
Move the market yield to see immediate price impact.
Value / SF
$237
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%
$65k
$1.31M
$933k
$725k
$73k
$1.45M
$1.04M
$806k
$80k
$1.60M
$1.14M
$887k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$930k
7.9 mi · Nov 2025 · $187/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$15,794
Tax year 2023
Assessed value
$1,036,367
Assessed 2023
Previous assessed
$957,416
+8.2% YoY
Effective rate
1.52%
On assessed value
Assessed land
$355,841
Assessed improvement
$680,526
Land market value
$355,841
Improvement market value
$680,526
Total market value
$1,036,367
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
1923
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Rooms
13
Total area
4,380 SF
Lot
0.06 ac (2,821 SF)
Zoning code
AC-3A/T/HP
APN
26-22-29-7352-29-031
UPID
US18-3989882
Jurisdiction
ORANGE
Zoning & alternative use
AC-3A/T/HP · Orlando, FLZoning AC-3A/T/HP · permitted uses
AC-3A/T/HP · Orlando, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
General category
COMMERCIAL
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
1923
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
13
Lot
0.06 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-3A/T/HP
COMMERCIAL
Jurisdiction
Orlando, FL
Recorded code
AC-3A/T/HP
Official district
AC-3A/T/HP
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for AC-3A/T/HP 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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