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Property profile & analytics
OFF-MARKET
Estimated value
$11,985,000
Grocery and convenience stores
11285 Us Hwy 98th E Inlet Beach, FL 32461
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-9594369
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2022
Total area
61,149 SF
Lot
56.08 ac (2,442,845 SF)
APN
23-3S-18-16000-001-0040
UPID
US18-9594369
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
$10.85M
Comparable Approach
Comparable
$8.24M
Blend (final)
Blend
$11.99M
Owner & transaction history
Starbucks Corporation · 2 yrs held
Starbucks Corporation
since 2024
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$14.8M
+68.5%
Office building
$13.1M
+48.5%
Commercial (general)
$9.1M
+3.8%
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 Inlet Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Inlet 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%
$11,750,000
6.5%
$10,845,000
7%
$10,070,000
Alternative Use
Use
Estimation
RETAIL STORES
$8,790,000
Current use
RESTAURANT
$14,810,000
Change: +68% · Conversion: Easy
OFFICE BUILDING
$13,055,000
Change: +48% · Conversion: Easy
COMMERCIAL (GENERAL)
$9,125,000
Change: +4% · Conversion: Easy
MEDICAL BUILDING
$7,260,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$11.99M
Range $10.79M – $13.18M · ±10%
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
$196 / 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
$269,118
Tax year 2023
Assessed value
$33,782,566
Assessed 2023
Previous assessed
$33,782,566
+0.0% YoY
Effective rate
0.80%
On assessed value
Assessed land
$11,710,079
Assessed improvement
$22,072,487
Land market value
$11,710,079
Improvement market value
$22,072,487
Total market value
$33,782,566
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
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2022
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
10
Stories
1
Total area
61,149 SF
Lot
56.08 ac (2,442,845 SF)
APN
23-3S-18-16000-001-0040
UPID
US18-9594369
Jurisdiction
WALTON
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
RETAIL STORES Current
Est. value
$8.8M
RESTAURANT
Est. value
$14.8M
OFFICE BUILDING
Est. value
$13.1M
COMMERCIAL (GENERAL)
Est. value
$9.1M
MEDICAL BUILDING
Est. value
$7.3M
RETAIL STORES Current
RESTAURANT
OFFICE BUILDING
COMMERCIAL (GENERAL)
MEDICAL 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
2022
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
10
Lot
56.08 ac
Current owner
From public records · entity-resolved
Starbucks Corporation
Entity
Free & Clear · 2 yrs held
Mailing address
2401 UTAH AVE S, SEATTLE, WA 98134-1436
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 10, 2024
—
Starbucks Corporation
Watersound Town Center LLC
Deed
—
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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