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Property profile & analytics
OFF-MARKET
Estimated value
$1,300,000
Specialty properties
100 Woodland Dr Vero Beach, FL 32962-3058
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-1739102
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,612 SF
Lot
19.42 ac (845,935 SF)
Zoning code
RM-10
APN
33-40-19-00001-0050-00001.0
UPID
US18-1739102
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
-
Mangrove Sands Golf Club Golf Course
-
South Florida Golf Inc Golf Course (Bike/Boat/Book/etc) Store
-
The Grille On The Green Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.30M
Owner & transaction history
Tidal Golf LLC · 2 yrs held
Tidal Golf LLC
since 2024
Last sale
$1.3M
5 recorded transactions
Zoning & alternative use
RM-10 · Vero Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.1M
+300.8%
Office building
$1.3M
+145.3%
Industrial (general)
$1.3M
+138.0%
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 Vero Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vero Beach 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
$1,300,000
ML approach
$1,300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,120,000
Change: +301% · Conversion: Difficult
OFFICE BUILDING
$1,295,000
Change: +145% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,260,000
Change: +138% · Conversion: Difficult
RESTAURANT
$1,100,000
Change: +108% · Conversion: Difficult
MEDICAL BUILDING
$1,090,000
Change: +106% · Conversion: Difficult
AUTO REPAIR, GARAGE
$915,000
Change: +73% · Conversion: Difficult
RETAIL STORES
$880,000
Change: +66% · Conversion: Difficult
Blend value · Realmo final
$1.30M
Range $1.17M – $1.43M · ±10% · vs last sale $1.30M (May 14 2024)
Last sale anchor
$1.30M
May 14 2024
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
$151 / 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
$7,314
Tax year 2023
Assessed value
$355,918
Assessed 2023
Previous assessed
$355,918
+0.0% YoY
Effective rate
2.05%
On assessed value
Assessed land
$99,042
Assessed improvement
$256,876
Land market value
$99,042
Improvement market value
$256,876
Total market value
$355,918
Applied tax rate
7.0000
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
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
AC.PACKAGE
Buildings
3
Stories
1
Units
1
Total area
8,612 SF
Lot
19.42 ac (845,935 SF)
Zoning code
RM-10
APN
33-40-19-00001-0050-00001.0
UPID
US18-1739102
Jurisdiction
INDIAN RIVER
Zoning & alternative use
RM-10 · Vero Beach, FL
Zoning RM-10 · permitted uses
RM-10 · Vero Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vero Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$2.1M
OFFICE BUILDING
Est. value
$1.3M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
RESTAURANT
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$915,000
RETAIL STORES
Est. value
$880,000
COMMERCIAL (GENERAL)
OFFICE BUILDING
INDUSTRIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
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
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
3
Units
1
Lot
19.42 ac
Current owner
From public records · entity-resolved
Tidal Golf LLC
Entity
Free & Clear · 2 yrs held
Mailing address
4696 PEBBLE BAY CIR, VERO BEACH, FL 32963-1115
Ownership since
2024
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
Jul 16, 2024
—
Tidal Golf LLC
American Golf Club LLC
Re-recorded Document
related
—
May 14, 2024
$1,300,000
Tidal Golf LLC
American Golf Club LLC
Warranty Deed
—
Feb 7, 2020
$300,000
American Golf Club LLC
Vista Golf LLC
Warranty Deed
—
Jan 4, 2007
$1,000
Vista Golf LLC
Vista Meadows LLC Coc
Trustees Deed
related
—
—
—
Vista Golf LLC
—
Deed Of Trust
related
$500,000 · Charles A SR & Henreitta Sullivan
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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