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Property profile & analytics
OFF-MARKET
Estimated value
$4,375,000
Strip malls
1105 John Sims E Pkwy Niceville, FL 32578
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-3588677
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1997
Construction
FRAME
Total area
35,798 SF
Lot
3.1 ac (135,000 SF)
APN
05-1S-22-256D-0094-0010
UPID
US18-3588677
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
$4.59M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.40M
Blend (final)
Blend
$4.38M
Owner & transaction history
Chs Investments LLC · 4 yrs held
Chs Investments LLC
since 2021
Last sale
$3.9M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$6.9M
+22.5%
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 Niceville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Niceville 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
$3,940,000
ML approach
$4,590,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,605,000
Current use
RETAIL STORES
$6,865,000
Change: +23% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,520,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$4.38M
Range $3.94M – $4.81M · ±10% · vs last sale $3.88M (Dec 6 2021)
Last sale anchor
$3.88M
Dec 6 2021
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
$122 / 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
$39,223
Tax year 2023
Assessed value
$2,942,184
Assessed 2023
Previous assessed
$2,822,357
+4.2% YoY
Effective rate
1.33%
On assessed value
Assessed land
$900,790
Assessed improvement
$2,041,394
Land market value
$900,790
Improvement market value
$2,041,394
Total market value
$2,942,184
Applied tax rate
6.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1997
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
3
Stories
1
Rooms
43
Total area
35,798 SF
Lot
3.1 ac (135,000 SF)
APN
05-1S-22-256D-0094-0010
UPID
US18-3588677
Jurisdiction
OKALOOSA
Zoning & alternative use
Zoning · permitted uses
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$5.6M
RETAIL STORES
Est. value
$6.9M
AUTO REPAIR, GARAGE
Est. value
$5.5M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
1997
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
3
Rooms
43
Lot
3.1 ac
Current owner
From public records · entity-resolved
Chs Investments LLC
Entity
Free & Clear · 4 yrs held
Mailing address
4592 E HWY 20TH 1ST STE #1, NICEVILLE, FL 32578-7711
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 6, 2021
$3,875,000
Chs Investments LLC
Parkway East Shopping Centr LLC
Warranty Deed
—
Mar 3, 2006
—
Parkway East Shopping Ctr LLC
Phelps,norma J
Quit Claim Deed
related
—
Jul 19, 1996
—
Plenn H Phelps
Ruckel Properties INC
Quit Claim Deed
related
—
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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