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Property profile & analytics
OFF-MARKET
Estimated value
$4,615,000
Warehouses
10935 Us Hwy 98th W Miramar Beach, FL 32550-4531
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-5296803
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2001
Construction
STEEL FRAME
Total area
33,280 SF
Lot
2.66 ac (115,739 SF)
Zoning code
HWY 98
APN
28-2S-21-42000-018-0000
UPID
US18-5296803
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
by Request
CAP Approach
CAP
$4.45M
Comparable Approach
Comparable
$5.41M
Blend (final)
Blend
$4.62M
Owner & transaction history
Miramar Holdings LLC · 1 yrs held
Miramar Holdings LLC
since 2024
Last sale
$4.3M
7 recorded transactions
Zoning & alternative use
HWY 98 · Miramar Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.7M
+49.1%
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 Miramar Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miramar 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$4,820,000
6.5%
$4,445,000
7%
$4,130,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,475,000
Current use
OFFICE BUILDING
$6,670,000
Change: +49% · Conversion: Difficult
Blend value · Realmo final
$4.62M
Range $4.15M – $5.08M · ±10% · vs last sale $4.30M (Aug 19 2024)
Last sale anchor
$4.30M
Aug 19 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
$139 / 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
$21,251
Tax year 2023
Assessed value
$3,945,821
Assessed 2023
Previous assessed
$3,618,304
+9.1% YoY
Effective rate
0.54%
On assessed value
Assessed improvement
$3,945,821
Improvement market value
$3,945,821
Total market value
$3,945,821
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2001
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
315
Bathrooms
1
Total area
33,280 SF
Lot
2.66 ac (115,739 SF)
Zoning code
HWY 98
APN
28-2S-21-42000-018-0000
UPID
US18-5296803
Jurisdiction
WALTON
Zoning & alternative use
HWY 98 · Miramar Beach, FLZoning HWY 98 · permitted uses
HWY 98 · Miramar Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$4.5M
OFFICE BUILDING
Est. value
$6.7M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
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
2001
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
315
Bathrooms
1
Lot
2.66 ac
Current owner
From public records · entity-resolved
Miramar Holdings LLC
Entity
Free & Clear · 1 yrs held
Mailing address
766 S WHITE STA RD STE #4, MEMPHIS, TN 38117-4579
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
41 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 20, 2024
—
Miramar Holdings LLC
Rtt Storage LLC
Deed
related
—
Nov 19, 2024
$4,300,000
Miramar Self Storage Holdings LLC
Rtt Storage LLC
Special Warranty Deed
—
Oct 25, 2023
—
Willyn LLC
—
Deed
related
$1,500,000 · Rtt Storage LLC
Dec 19, 2014
—
Farwell,patricia L Trust
Farwell,patricia
Quit Claim Deed
related
—
Mar 16, 2012
—
John H Ricard
Grimaldi Enterprise INC
Warranty Deed
related
—
Aug 25, 2003
$213,000
David A Thompson
Mcardle,bernard J & Henrietta W
Grant Deed
—
Dec 21, 2000
—
Rtt Storage LLC
—
Grant Deed
related
$1,551,270 · Vanguard Bank & Trust Co
Nov 22, 2000
$155,400
James H Bowman
Adams Homes Northwest Florida
Grant Deed
$124,280 · Bank Of America
Nov 13, 2000
$702,000
South Walton Utility Co INC
Grimaldi Enterprises INC
Grant Deed
—
Nov 1, 2000
$148,500
Robert D Wright
Adams Homes Northwest Florida
Grant Deed
—
Oct 31, 2000
$167,400
James G Dular
Adams Homes Northwest Florida
Grant Deed
$150,660 · Countrywide Home Loans INC
Oct 31, 2000
$154,300
Webster,robert B & Lorraine L
Adams Homes Northwest Florida
Trustees Deed
$123,400 · Bank Of America
Oct 31, 2000
$146,400
Farwell,warren E & Patricia L
Adams Homes Northwest Florida
Trustees Deed
—
Oct 23, 2000
$155,100
Douglas J Farley
Adams Homes Northwest Florida
Grant Deed
$139,545 · Countrywide Home Loans INC
Oct 19, 2000
$170,000
Alan D Walsh
Demos,paul T & Beverly C
Grant Deed
$161,500 · Wells Fargo Home Mortgage INC
Oct 11, 2000
$152,200
Pratt,marlene K & Ted C
Adams Homes Northwest Florida
Trustees Deed
$121,760 · Countrywide Home Loans INC
Oct 11, 2000
$153,200
Pratt,marlene K & Ted C
Adams Homes Northwest Florida
Trustees Deed
$122,560 · Countrywide Home Loans INC
Oct 6, 2000
$148,200
Webster,bret D & Ranae M
Adams Homes Northwest Florida
Trustees Deed
$133,357 · Countrywide Home Loans INC
Oct 6, 2000
$151,000
Taconi,sylvia F
Adams Homes Northwest Florida
Trustees Deed
$120,000 · Countrywide Home Loans INC
Sep 26, 2000
$148,600
Marion G Wright
Adams Homes Northwest Florida
Grant Deed
—
Sep 21, 2000
$155,700
Erlichman,jason
Adams Homes Northwest Florida
Trustees Deed
$116,737 · Countrywide Home Loans INC
Sep 21, 2000
$155,200
Erlichman,jason
Adams Homes Northwest Florida
Trustees Deed
$147,392 · Countrywide Home Loans INC
Sep 1, 2000
$153,000
Elizabeth C Skalicky
Adams Homes Northwest Florida
Grant Deed
$100,000 · Bank Of America
Aug 28, 2000
$146,300
Speranza Trust
Adams Homes Northwest Florida
Grant Deed
$116,940 · Peoples First Community Bank
Aug 23, 2000
$156,600
James H Latham
Adams Homes Northwest Florida
Grant Deed
$125,280 · First South Bank Fsb
Aug 18, 2000
$153,200
Jerry G Bergevin
Adams Homes Northwest Florida
Grant Deed
$122,560 · Countrywide Home Loans INC
Aug 8, 2000
$145,900
Loren D Campbell
Adams Homes Northwest Florida
Grant Deed
$131,265 · Countrywide Home Loans INC
Aug 3, 2000
$167,900
Thomas C Cournow
Adams Homes Northwest Florida
Grant Deed
$127,900 · Southtrust Mortgage Corp
Jul 31, 2000
$161,300
David F Egger
Adams Homes Northwest Florida
Grant Deed
$127,186 · Bank Of America
Jul 3, 2000
$147,200
Barrentine,james & Glenna
Adams Homes Northwest Florida
Trustees Deed
$132,450 · First South Bank Fsb
Jul 3, 2000
$140,200
Grimaldi,barbara R
Adams Homes Northwest Florida
Trustees Deed
—
Jun 27, 2000
$150,700
Tony R Manthey
Adams Homes Northwest Florida
Grant Deed
$120,540 · First South Bank Fsb
Jun 14, 2000
$152,100
John F Bateman
Adams Homes Northwest Florida
Grant Deed
$121,680 · Peoples First Community Bank
Jun 13, 2000
$143,100
Mcardle Trust
Adams Homes Northwest Florida
Grant Deed
$105,000 · First South Bank Fsb
May 17, 2000
$143,400
Pault Demos
Adams Homes Northwest Florida
Grant Deed
—
May 2, 2000
$147,500
Lonna M Smith
Adams Homes Northwest Florida
Grant Deed
$117,960 · Countrywide Home Loans INC
Feb 11, 1999
$320,000
Paul B Sherrod
Grimaldi Enteprises INC
Grant Deed
—
Jun 4, 1998
$250,000
Emerald Coast Emporium LP
Emerald Coast Emporium INC
Quit Claim Deed
related
$862,438 · Regions Bank
Apr 20, 1998
$402,900
Emerald Coast Emporium LP
Grimaldi Enterprises INC
Grant Deed
$316,000 · Regions Bank
Jul 17, 1997
$250,000
Sandestin Ventures INC
Grimaldi Enterprises INC
Grant Deed
$196,000 · Regions Bank
—
—
Rtt Storage LLC
—
Loan Modification
related
$410,469 · Wells Fargo Bank
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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