Entity Owned 
For Lease
$1,905,000
950 S Dillard St, Winter Garden, FL 34787
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Property summary
AI-generated overview
A two-story office building within the Dillard Street redevelopment, totaling approximately 16,000 square feet, with frontage along Dillard Street and access to on-site and street parking. The building is configured for office use, including suitability for retail, professional offices, and medical practices. The site is located just south of Downtown Winter Garden, with proximity to Downtown Winter Garden’s dining, arts, shopping, and entertainment area and about four blocks from the West Orange Trail, a long multi-use trail. The location is also approximately 20 minutes north of Walt Disney World Resort.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Total area
4,909 SF
Lot
1.2 ac (52,316 SF)
Zoning code
C-2
APN
23-22-27-7824-00-260
UPID
US18-2284791
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
-
Hardware & Home Improvement Construction Company
-
Nursing Home
-
Department Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.80M
CAP Approach
CAP
$1.21M
Comparable Approach
Comparable
$1.08M
Blend (final)
Blend
$1.91M
Owner & transaction history
since 2021
Last sale
$1.4M
2 recorded transactions
Zoning & alternative use
C-2 · Winter Garden, FL
Zoning description
The purpose of C-2 zone is intended to apply to retail and professional service areas adjacent to and fronting on designated arterial streets and for the development of needed highway oriented commercial services
General category
COMMERCIAL
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.
Full NOI build-up · 6 steps
All 20 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.91M
Value range
$1.71M – $2.10M
±10% around blend
Estimated value / SF
$388 / SF
Confidence
High
20 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$1.71M
blend $1.91M
$2.10M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,909 SF
Lot area
1.2 ac
Year built
1998
Stories
1
APN
23-22-27-7824-00-260
Zoning
C-2
Assessed value
$1,212,342
Annual tax
$19,288
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.21M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.31M
@ 6.5% CAP return
$1.21M
@ 7% CAP return
$1.12M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$19,288
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.65M
Weighted, 20 comps · high confidence
Evidence
20 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.9 mi away · 4,952 SF
9.7 mi away · 3,850 SF
11.6 mi away · 3,441 SF
12.6 mi away · 5,504 SF
13.0 mi away · 5,052 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.91M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 41 sales
$622
-38%
Submarket 41 sales
$622
-38%
County 836 sales
$318
+22%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $388/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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
Market benchmark
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 · 20 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
4.10%
Selected cap rate for this office buildings
Derived from the Winter Garden market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.10%
9.0%
NOI (est.)
$228k *
Last sale · Nov 2021
$1.38M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.56M
Move the market yield to see immediate price impact.
Value / SF
$1,133
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
3.60%4.10%4.60%
$205k
$5.70M
$5.01M
$4.46M
$228k
$6.34M
$5.56M
$4.96M
$251k
$6.97M
$6.12M
$5.45M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
20 found
High confidence · county-verified
Closest comparable
$800k
6.0 mi · Feb 2026 · $186/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$19,288
Tax year 2023
Assessed value
$1,212,342
Assessed 2023
Previous assessed
$1,135,784
+6.7% YoY
Effective rate
1.59%
On assessed value
Assessed land
$523,156
Assessed improvement
$689,186
Land market value
$523,156
Improvement market value
$689,186
Total market value
$1,212,342
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1998
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
10
Total area
4,909 SF
Lot
1.2 ac (52,316 SF)
Zoning code
C-2
APN
23-22-27-7824-00-260
UPID
US18-2284791
Jurisdiction
ORANGE
Zoning & alternative use
C-2 · Winter Garden, FLZoning C-2 · permitted uses
C-2 · Winter Garden, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The purpose of C-2 zone is intended to apply to retail and professional service areas adjacent to and fronting on designated arterial streets and for the development of needed highway oriented commercial services
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
1998
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
10
Lot
1.2 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
C-2
COMMERCIAL
Jurisdiction
Winter Garden, FL
Recorded code
C-2
Official district
C-2
Official district profile
What the municipal code says about C-2
Zoning description
The purpose of C-2 zone is intended to apply to retail and professional service areas adjacent to and fronting on designated arterial streets and for the development of needed highway oriented commercial services
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C-2 in Winter Garden, FL.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
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.
One complete report on every paid plan · 30 · 300 reports per month.
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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