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Property profile & analytics
OFF-MARKET
Estimated value
$265,000
Golf courses & driving ranges
Portmoor Way Winter Garden, FL 34787
Individually Owned
19-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-6014020
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Lot
0.66 ac (28,541 SF)
Zoning code
PUD
APN
04-23-27-8231-16-001
UPID
US18-6014020
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
$265k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$265k
Owner & transaction history
Kitson · 19 yrs held
Kitson
since 2007
2 recorded transactions
Zoning & alternative use
PUD · Winter Garden, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of PUD zone is to provide primary residential uses, nonresidential uses with primary residential uses, primary institutional uses, secondary uses with primary institutional uses
Zone name
Planned Unit Development
General category
PLANNED_DEVELOPMENT
Zone area
3,583.98 ac
Source
Realmo
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
$265,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$265k
Range $239k – $292k · ±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
—
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
$2.00
Tax year 2023
Assessed value
$100
Assessed 2023
Previous assessed
$100
+0.0% YoY
Effective rate
2.00%
On assessed value
Assessed land
$100
Land market value
$100
Total market value
$100
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Heating
NONE
Lot
0.66 ac (28,541 SF)
Zoning code
PUD
APN
04-23-27-8231-16-001
UPID
US18-6014020
Jurisdiction
ORANGE
Zoning & alternative use
PUD · Winter Garden, FLZoning PUD · permitted uses
PUD · Winter Garden, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of PUD zone is to provide primary residential uses, nonresidential uses with primary residential uses, primary institutional uses, secondary uses with primary institutional uses
Zone name
Planned Unit Development
General category
PLANNED_DEVELOPMENT
Zone area
3,583.98 ac
Source
Realmo
Building & site characteristics
From public records
Heating
NONE
Lot
0.66 ac
Current owner
From public records · entity-resolved
Kitson
Individual
Free & Clear · 19 yrs held
Mailing address
210 N UNIVERSITY DR STE #702, CORAL SPRINGS, FL 33071-7320
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2007
$3,243,400
Kitson
Stoneybrook,joi
Warranty Deed
—
Jan 17, 2007
—
West Cmnty Dev Dis Stoneybrook
Stoneybrook
Quit Claim Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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