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Property profile & analytics
OFF-MARKET
Estimated value
$8,940,000
Bed & breakfasts
99 Plant St Winter Garden, FL 34787-3139
Entity Owned
Free & Clear
Property ID
US18-4785796
Property profile
Verified
Property type
Bed & breakfasts
Use group
BED & BREAKFAST
Year built
1926
Total area
28,855 SF
Lot
0.45 ac (19,628 SF)
Zoning code
C-1
APN
14-22-27-5656-00-540
UPID
US18-4785796
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
-
Adam's Road Ministry Church Mosque
-
Chef's Table at the Edgewater Restaurant
-
Quantum Drug Rehab & Alcohol Detox, Florida Counselor Rehabilitation Center
-
Earl Brigham's Barber Shop Barber Shop
-
Edgewater Film Company Film Production
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.41M
Blend (final)
Blend
$8.94M
Owner & transaction history
Legacy Edgewater LLC
Legacy Edgewater LLC
since 2025
Last sale
$10.3M
5 recorded transactions
Zoning & alternative use
C-1 · Winter Garden, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$14.0M
+37.1%
Industrial (general)
$12.0M
+17.6%
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 Garden submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winter Garden 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
HOTEL/MOTEL
$10,195,000
Current use
RESTAURANT
$13,975,000
Change: +37% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$11,990,000
Change: +18% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,920,000
Change: -3% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,700,000
Change: -5% · Conversion: Difficult
RETAIL STORES
$9,400,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$8.94M
Range $8.05M – $9.83M · ±10% · vs last sale $10.30M (May 25 2025)
Last sale anchor
$10.30M
May 25 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
$310 / 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
$37,990
Tax year 2023
Assessed value
$2,474,033
Assessed 2023
Previous assessed
$2,289,346
+8.1% YoY
Effective rate
1.54%
On assessed value
Assessed land
$559,020
Assessed improvement
$1,915,013
Land market value
$559,020
Improvement market value
$1,915,013
Total market value
$2,474,033
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
Bed & breakfasts
Use group
BED & BREAKFAST
Status
Off-Market
Year built
1926
Heating
FORCED AIR
Cooling
CENTRAL
Stories
3
Units
44
Rooms
6
Total area
28,855 SF
Lot
0.45 ac (19,628 SF)
Zoning code
C-1
APN
14-22-27-5656-00-540
UPID
US18-4785796
Jurisdiction
ORANGE
Zoning & alternative use
C-1 · Winter Garden, FL
Zoning C-1 · permitted uses
C-1 · Winter Garden, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winter Garden. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$10.2M
RESTAURANT
Est. value
$14.0M
INDUSTRIAL (GENERAL)
Est. value
$12.0M
COMMERCIAL (GENERAL)
Est. value
$9.9M
AUTO REPAIR, GARAGE
Est. value
$9.7M
RETAIL STORES
Est. value
$9.4M
HOTEL/MOTEL Current
RESTAURANT
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1926
Heating
FORCED AIR
Cooling
Yes
Stories
3
Units
44
Rooms
6
Lot
0.45 ac
Current owner
From public records · entity-resolved
Legacy Edgewater LLC
Entity
Free & Clear · 0 yrs held
Mailing address
99 W PLANT ST, WINTER GARDEN, FL 34787-3139
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 25, 2025
$10,300,000
Legacy Edgewater LLC
The Edgewater Hotel INC
Special Warranty Deed
—
Aug 25, 2025
—
Legacy Edgewater LLC
The Edgewater Hotel INC
Quitclaim Deed
related
—
Mar 11, 2020
—
Edgewater Motel INC
—
Deed
related
$1,015,000 · David P Greger
—
—
Edgewater Motel INC
—
Deed Of Trust
related
$1,015,000 · David P Greger
—
—
Edgewater Hotel INC
—
Deed Of Trust
related
$100,000 · Heather Henson
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.
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