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    50-Unit Multifamily Investment Opportunity Title is generated by Realmo AI

    3510/ 3536 Saint John Street, Panama City, FL 32401

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    For Sale
    $6,243,750

    Renovated apartment community near Panama City Beach with assumable financing.

    Type:Commercial
    Property size:
    33,060 SF
    Lot size:
    2.80 Acres
    Price / SF:
    $188/SF
    Added:
    Dec 5, 2025
    Days on Market:
    181
    Last Refresh:
    May 10 at 11:25 pm

    Property Features for 3510/ 3536 Saint John Street

    General Information

    Standard status
    Active
    Size
    33,060 SF
    Lot size
    2.80 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1970

    We can help!

    Listing Contact
    MARCY L O'DONNELL
    MARCY L O'DONNELL

    Listing agent MARCY L O'DONNELL License #BK3417794

    Listing office LUXE COASTAL REALTY GROUP LLC

    Listing date Dec 5, 2025

    Source Corcoran

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

    All listing content including descriptions, pricing, images are the copyrighted material of LUXE COASTAL REALTY GROUP LLC

    HighLights

    • Assumable $4.57M, 3.75% fixed‑rate non‑recourse loan
    • 42 units renovated since 2020 with updated flooring, paint, windows, and fixtures
    • Diverse unit mix (1‑4 bedroom units)
    • Major capital improvements completed (new roofs, electrical panels, HVAC and water‑heater replacements)
    • Located in a high‑demand rental corridor near retailers, schools, employment, and Panama City Beach
    • On‑site laundry facility and separate office building with storage

    Overview

    This 50-unit garden-style apartment community features a diverse unit mix consisting of 8 one-bedroom, 20 two-bedroom, 12 three-bedroom, and 10 four-bedroom units. The property has strong fundamentals and consistent performance. Since 2020, 42 units have been renovated with updated flooring, fresh paint, windows, and fixtures. An on-site laundry facility provides additional income. A separate office building with storage offers operational flexibility. Capital improvements include new metal roofs, upgraded electrical panels, and multiple HVAC and water-heater replacements. The property has steady occupancy and an assumable $4.57M, 3.75% fixed-rate non-recourse loan. The property is positioned near major retailers, schools, and employment centers, and is located within minutes of Panama City Beach. The property is situated in a high-demand rental corridor with long-term growth potential. The property size is 33060 square feet.

    Local Financial Insights For Apartment 5plus

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $793.4k $24.00
    − Vacancy −$127.7k −$3.86
    EGI $665.7k $20.14
    − OpEx −$299.6k −$9.06
    NOI $366.1k $11.07
    33,060 SF · lease $24.00/SF/yr · vacancy 16.10% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $5.23M
    $4.58M – $6.10M (±1% cap)
    NOI $366,133 @ 7.0% cap · market cap 5.86%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $8.31M
    $7.27M – $9.70M (±1% cap)
    NOI $581,988 @ 7.0% cap · market cap 9.32%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Panama City
    County
    Walton
    State
    Florida
    Longitude
    -85.6145
    Latitude
    30.1476

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    FAQs

    What type of property is this?
    Apartment building - Renovated apartment community near Panama City Beach with assumable financing.
    Where is this apartment building located?
    The property is located at 3510/ 3536 Saint John Street Panama City, FL.
    What is the asking price?
    The asking price for this property is $6,243,750.
    What are key features of this property?
    This property features: Assumable $4.57M, 3.75% fixed‑rate non‑recourse loan; **42 units renovated since 2020 with updated flooring, paint, windows, and fixtures**; Diverse unit mix (1‑4 bedroom units)
    (848) 220-5555
    We can help!
    Listing Contact
    MARCY L O'DONNELL
    MARCY L O'DONNELL
    Real Estate License ID: BK3417794
    Learn More
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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
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