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Property profile & analytics
FOR LEASE
Community centers
5655 Red Bug Lake Rd, Winter Springs, FL 32708
Entity Owned
9-yr Hold
Free & Clear
Property ID
US18-0872023
For Lease
1 / 2
$24,245,000
5655 Red Bug Lake Rd, Winter Springs, FL 32708
View Listing →
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2003
Construction
CONCRETE BLOCKS
Total area
89,017 SF
Lot
9.62 ac (419,091 SF)
APN
24-21-30-300-020G-0000
UPID
US18-0872023
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$24.24M
Blend (final)
Blend
$24.25M
Owner & transaction history
Us Regency Willa Springs LLC · 9 yrs held
Us Regency Willa Springs LLC
since 2016
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$23.6M
+19.3%
Warehouse, storage
$20.7M
+4.9%
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 Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winter Springs 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$19,780,000
Current use
COMMERCIAL (GENERAL)
$23,595,000
Change: +19% · Conversion: Easy
WAREHOUSE, STORAGE
$20,740,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$16,915,000
Change: -14% · Conversion: Easy
OFFICE BUILDING
$16,305,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$24.25M
Range $21.82M – $26.67M · ±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
$272 / 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
$222,112
Tax year 2023
Assessed value
$16,690,125
Assessed 2023
Previous assessed
$16,467,218
+1.4% YoY
Effective rate
1.33%
On assessed value
Land market value
$2,946,252
Improvement market value
$13,743,873
Total market value
$16,690,125
Applied tax rate
1.0000
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
Community centers
Use group
MINI-MALL
Status
For Lease
Year built
2003
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Bathrooms
31
Total area
89,017 SF
Lot
9.62 ac (419,091 SF)
APN
24-21-30-300-020G-0000
UPID
US18-0872023
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$19.8M
COMMERCIAL (GENERAL)
Est. value
$23.6M
WAREHOUSE, STORAGE
Est. value
$20.7M
RETAIL STORES
Est. value
$16.9M
OFFICE BUILDING
Est. value
$16.3M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
RETAIL STORES
OFFICE BUILDING
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
2003
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Bathrooms
31
Lot
9.62 ac
Current owner
From public records · entity-resolved
Us Regency Willa Springs LLC
Entity
Free & Clear · 9 yrs held
Mailing address
PO BOX 2539, SAN ANTONIO, TX 78299-2539
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 13, 2017
—
Us Regency Willa Springs LLC
—
Deed
related
$16,700,000 · Miscellaneous Ins Co
Dec 15, 2016
—
Us Regency Willa Springs LLC
Us Regency Retail I LLC
Quit Claim Deed
—
Nov 5, 2009
$14,050,000
Us Regency Retail I LLC
Regency Centers
Warranty Deed
—
—
—
Us Regency Willa Springs LLC
—
Deed Of Trust
related
$16,700,000 · Miscellaneous Ins Co
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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