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    179 S County Highway 393, Unit 1 Santa Rosa Beach, FL 32459

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    For Sale
    Contract
    $18,500,000

    Newly constructed, fully furnished 30-unit condominium building in Santa Rosa Beach.

    Property Features for 179 S County Highway 393

    General Information

    Standard status
    Contract

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    Listing Contact
    Christopher S Mccall
    Source: Corcoran

    Listing Agency: COUNTS REAL ESTATE GROUP INC Listing Agent: Christopher S Mccall

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Turn-Key Condominium Building Investment

    Located at 179 South County Highway 393 in Santa Rosa Beach, Florida, Pinewood 30-A is a newly constructed 30-unit condominium building. Building One consists of 30 fully-furnished, turn-key, short-term rental units. The unit mix includes two 4-bedroom/4-bath units, fourteen 2-bedroom/2-bath units, and fourteen 1-bedroom/1-bath units. These units offer rental management services, including maid service and maintenance. The community amenities include a heated pool, a full-service fitness center, and access to 1,400 acres of walking trails in Point Washington State Forest, along with a shuttle service to the beach. The Pinewood 30-A development, consisting of 126 condo units, is located south of Highway 98 and features a golf cart road and a new bike sidewalk to the beach, backing onto Point Washington State Forest. The gated Pinewood project also includes 29 acres of pine trees. The location is near San Destin resorts with golf and tennis, fishing, shopping and restaurants along 30-A, and beaches. The developer has plans for a fine-dining restaurant, general store, and a coffee shop in the adjacent building. The seller's proforma supports a Net Operating Income of $1,505,000. With a full-priced sale, the seller will guarantee the proforma rental income for the initial one year following the closing date.
    Location Intelligence

    Current Use by Public Records

    The Holiday Lifestyle Management ... Vacation Rental Pinewood 30A Condominium Complex

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Auto Repair Shop Pharmacy Big Box & Wholesale Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Santa Rosa Beach
    County
    Walton
    State
    Florida
    Longitude
    -86.228923
    Latitude
    30.380444

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    FAQs

    What type of property is this?
    Apartment building - Newly constructed, fully furnished 30-unit condominium building in Santa Rosa Beach.
    Where is this apartment building located?
    The property is located at 179 S County Highway 393, Unit 1 Santa Rosa Beach, FL.
    What is the asking price?
    The asking price for this property is $18,500,000.
    What are key features of this property?
    This property features: - Turn-key, fully furnished short-term rental property with on-site management in a top vacation destination.; - Guaranteed proforma rental income for the first year, supported by an 8.14% cap rate.; - Prime location south of Highway 98, close to beaches, shopping, dining, and San Destin resorts.
    (850) 249-3615
    Request Owner's contact information
    179 S County Highway 393, Unit 1 Santa Rosa Beach, FL 32459
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    Santa Rosa Beach, FL 32459
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    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
    179 S County Highway 393, Unit 1 Santa Rosa Beach, FL 32459
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    We can help!
    Listing Contact
    Christopher S Mccall
    (850) 249-3615
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