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Property profile & analytics
OFF-MARKET
Estimated value
$4,805,000
Office buildings
8690 Pt Cypress Dr Orlando, FL 32836-5408
Entity Owned
Free & Clear
Property ID
US18-7646848
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2021
Total area
12,211 SF
Lot
1.03 ac (44,706 SF)
Zoning code
P-D
APN
33-23-28-1863-02-000
UPID
US18-7646848
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
-
DPGrowth Real Estate Agency
-
Goodless Dermatology Physician Medical Clinic
-
Tami Santo, DNP-APRN Physician
-
Mildride P. Monize, MSN, ARNP Physician
-
Rejuvin By Dr. Fazeli Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.74M
Comparable Approach
Comparable
$5.50M
Blend (final)
Blend
$4.81M
Owner & transaction history
Legacy Point Cypress LLC
Legacy Point Cypress LLC
since 2025
Last sale
$5.5M
7 recorded transactions
Zoning & alternative use
P-D · Orlando, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.0M
+56.1%
Auto repair, garage
$4.1M
+5.3%
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 Orlando submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orlando 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%
$4,055,000
6.5%
$3,740,000
7%
$3,475,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,865,000
Current use
RESTAURANT
$6,035,000
Change: +56% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,075,000
Change: +5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,665,000
Change: -5% · Conversion: Easy
RETAIL STORES
$3,105,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$4.81M
Range $4.32M – $5.29M · ±10% · vs last sale $5.50M (Dec 5 2025)
Last sale anchor
$5.50M
Dec 5 2025
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
$393 / 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
$64,662
Tax year 2023
Assessed value
$4,169,446
Assessed 2023
Previous assessed
$4,495,543
-7.3% YoY
Effective rate
1.55%
On assessed value
Assessed land
$1,095,306
Assessed improvement
$3,074,140
Land market value
$1,095,306
Improvement market value
$3,074,140
Total market value
$4,169,446
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2021
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
2
Total area
12,211 SF
Lot
1.03 ac (44,706 SF)
Zoning code
P-D
APN
33-23-28-1863-02-000
UPID
US18-7646848
Jurisdiction
ORANGE
Zoning & alternative use
P-D · Orlando, FL
Zoning P-D · permitted uses
P-D · Orlando, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Orlando. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.9M
RESTAURANT
Est. value
$6.0M
AUTO REPAIR, GARAGE
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$3.7M
RETAIL STORES
Est. value
$3.1M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
2021
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
1.03 ac
Current owner
From public records · entity-resolved
Legacy Point Cypress LLC
Entity
Free & Clear · 0 yrs held
Mailing address
6735 CONROY RD STE #403, ORLANDO, FL 32835-3567
Ownership since
2025
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 5, 2025
$5,500,000
Legacy Point Cypress LLC
Point Cypress SR 435 LLC
Special Warranty Deed
—
Mar 8, 2021
—
Point Cypress SR 435 LLC
—
Deed
related
$350,000 · Ultima Bank Minnesota
Dec 3, 2019
$100
Point Cypress SR 435 LLC
Point Cypress Drive La Trust
Warranty Deed
—
Aug 12, 2016
—
Point Cypress LLC
Slac Real Estate LLC
Quit Claim Deed
related
—
Aug 12, 2016
$505,000
Point Cypress Drive Land Trust
Point Cypress LLC
Grant Deed
—
Jul 22, 2014
$1,377,185
Point Cypress LLC
Farhana Ents LLC
Warranty Deed
—
Mar 29, 2013
$1,250,000
Farhana Ents LLC
Fifth Third Bk
Grant Deed
$750,000 · Old Florida Bank
Nov 21, 2006
$2,375,000
Fifth Third Bank
Simmons,leland D & Judith A
Grant Deed
—
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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