Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    9454 Highway 98 W Port St Joe, FL 32456

    View on Map
    Sponsored
    For Sale
    $2,599,000

    LAND - Port St. Joe, FL

    Lot size:
    1.00 Acre
    Days on Market:
    19
    Last Refresh:
    Mar 22 at 2:06 am

    Property Features for 9454 Highway 98 W

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    03754000R
    Lot size
    1.00 Acre

    Utilities

    Utilities
    Cable Available

    We can help!

    Listing Contact
    Ryan Harmon
    Ryan Harmon

    MEXICO BEACH HARMON REALTY, INC

    Listing agent Ryan Harmon

    Listing date Mar 3, 2026

    MLS# 323850

    Copyright © 2026 Forgotten Coast Realtor Association. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Commercial Land with Gulf Views

    This commercial property offers 180-degree unobstructed beach and Gulf views from an elevated bluff, providing breathtaking sunset vistas. The location is suitable for a new hotel, restaurant, retail space, or shopping center. A dedicated, protected beach ensures the continuation of unobstructed views. Located in the desirable X-flood zone, the property benefits from lower insurance costs and the ability to build on the ground level. Dedicated beach access is situated directly across the street. The lot size is 1 acre.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Hair Salon Nail Salon Auto Repair Shop HVAC Service Hotel & Motel Nursing Home Nursing Home

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Port St Joe
    County
    Gulf
    State
    Florida
    Longitude
    -85.388398
    Latitude
    29.925292

    Nearby Similar for Sale

    • $999,000
      2,700 SF

      Downtown Port St. Joe Commercial

      Versatile 2,700 sqft building in the heart of downtown.
      323 Reid Ave, Port St Joe, FL 32456
      View Details
    • $650,000
      2,434 SF

      Versatile Commercial Space Near Downtown

      Multi-use commercial property with recent updates near downtown.
      308 Williams Ave, Port St Joe, FL 32456
      View Details
    • $650,000
      2,490 SF

      Versatile Commercial Space Near Downtown

      Commercial property with flexible layout, ideal for various business uses.
      308 Williams Ave, Port St Joe, FL 32456
      View Details
    • $699,000
      1,517 SF

      Mixed-Use Commercial/Residential Property

      Downtown Port St. Joe property with ample parking.
      324 Long Ave, Port St Joe, FL 32456
      View Details
    • $624,900
      2,825 SF

      Versatile Multi-Unit Investment Opportunity

      Three homes on one parcel with strong income potential.
      605 10Th St, Port St Joe, FL 32456
      View Details
    • Contact for pricing
      1,735 SF

      Versatile Office Space in Port

      Flexible 1,700 sq ft office space for sale.
      212 Highway 98 W, Port St Joe, FL 32456
      View Details
    • $699,000
      1,056 SF

      Commercial Building with Bay Views

      Versatile commercial building with canal frontage and bay views.
      1934 Sr 30-A, Port St Joe, FL 32456
      View Details
    • New
      $749,000
      2,048 SF

      Beachside Duplex with Income Potential

      Two-unit property near the beach, ideal for rental income.
      248 Ponce De Leon St, Port St Joe, FL 32456
      View Details
    • Contact for pricing
      1,700 SF

      Port St. Joe Office Suite

      Second-floor office suite in a mixed-use plaza.
      212 Highway 98 W, Port St Joe, FL 32456
      View Details
    • $350,000
      1,000 SF

      Turnkey Business Opportunity in Florida

      Established screen, gutter, and hurricane protection business for sale.
      151 A Commerce Blvd, Port St Joe, FL 32456
      View Details
    • $75,000

      Established Beach Gear Rental Business

      Turnkey beach gear rental business with strong seasonal demand.
      572 Jones Homestead Rd, Port St Joe, FL 32456
      View Details
    • $459,900
      1,636 SF

      Port St. Joe Duplex

      Income-producing duplex near St. Joseph Bay and Cape San Blas.
      734 Jones Homestead Rd, Port St Joe, FL 32456
      View Details

    FAQs

    What type of property is this?
    Commercial land - Commercial property with unobstructed beach and Gulf views for sale.
    Where is this commercial land located?
    The property is located at 9454 Highway 98 W Port St Joe, FL.
    What is the asking price?
    The asking price for this property is $2,599,000.
    What are key features of this property?
    This property features: - 180-degree unobstructed beach and Gulf views.; - Located in desirable X-flood zone (lower insurance costs, ground-level build-out).; - Commercial property suitable for hotel, restaurant, retail, or shopping.
    (850) 527-2516
    Request Owner's contact information
    9454 Highway 98 W Port St Joe, FL 32456
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    9454 Highway 98 W
    Port St Joe, FL 32456
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    9454 Highway 98 W Port St Joe, FL 32456
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Ryan Harmon
    Ryan Harmon
    Learn More
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!