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Property profile & analytics
OFF-MARKET
Estimated value
$6,825,000
Office buildings
531 Morse Blvd Winter Park, FL 32789-4204
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US18-3107157
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2020
Total area
25,704 SF
Lot
0.78 ac (33,950 SF)
Zoning code
PL
APN
05-22-30-9400-32-120
UPID
US18-3107157
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
-
BNY Wealth Winter Park FL Bank Credit Union
-
One Florida Bank Bank Loan Service
-
AndCo Consulting, Now Mariner Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.30M
Comparable Approach
Comparable
$5.94M
Blend (final)
Blend
$6.83M
Owner & transaction history
O Tay LLC · 8 yrs held
O Tay LLC
since 2017
7 recorded transactions
Zoning & alternative use
PL · Winter Park, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$10.7M
+2.5%
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 Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winter Park 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%
$6,825,000
6.5%
$6,300,000
7%
$5,850,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$10,420,000
Current use
INDUSTRIAL (GENERAL)
$10,680,000
Change: +2% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,640,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$6.83M
Range $6.14M – $7.51M · ±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
$266 / 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
$138,928
Tax year 2023
Assessed value
$8,947,741
Assessed 2023
Previous assessed
$8,399,133
+6.5% YoY
Effective rate
1.55%
On assessed value
Assessed land
$2,092,685
Assessed improvement
$6,855,056
Land market value
$2,092,685
Improvement market value
$6,855,056
Total market value
$8,947,741
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
Off-Market
Year built
2020
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
2
Bathrooms
2
Total area
25,704 SF
Lot
0.78 ac (33,950 SF)
Zoning code
PL
APN
05-22-30-9400-32-120
UPID
US18-3107157
Jurisdiction
ORANGE
Zoning & alternative use
PL · Winter Park, FL
Zoning PL · permitted uses
PL · Winter Park, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winter Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$10.4M
INDUSTRIAL (GENERAL)
Est. value
$10.7M
AUTO REPAIR, GARAGE
Est. value
$8.6M
OFFICE BUILDING Current
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2020
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Bathrooms
2
Lot
0.78 ac
Current owner
From public records · entity-resolved
O Tay LLC
Entity
Mailing address
531 W MORSE BLVD STE #200, WINTER PARK, FL 32789-4382
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 17, 2020
—
Otay LLC
—
Deed
related
$4,069,117 · South State Bank National Association
Sep 8, 2017
$3,667,000
O Tay LLC
Orc Hannibal Square II Land LLC
Special Warranty Deed
$2,167,000 · Centerstate Bank Of Florida NA
Dec 23, 2015
$3,000,000
Orc Hannibal Sq II Land LLC
Venetian LLC
Grant Deed
related
$2,196,000 · Seaside Nat'l Bk&tr
Nov 15, 2010
—
Venetian LLC
—
Deed Of Trust
related
$5,000,000 · Wells Fargo Bank
Oct 30, 2006
—
Venetian LLC
Bellows Daniel B
Quit Claim Deed
related
—
Aug 16, 2005
$519,000
Bellows Daniel B Tr
Mb Partners Ltd
Warranty Deed
—
Jun 20, 1997
$29,000
Daniel B Bellows Trustee
Bellows,daniel B
Grant Deed
related
—
—
—
Otay LLC
—
Deed Of Trust
related
$4,069,117 · Centerstate Bk NA
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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