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Property profile & analytics
OFF-MARKET
Estimated value
$1,035,000
Turn key restaurants
114 Sailors Cv Dr, Port St Joe, FL 32456-1890
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-6277733
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2012
Construction
FRAME
Total area
5,510 SF
Lot
0.12 ac (5,227 SF)
Zoning code
R1
APN
04594-385R
UPID
US18-6277733
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
-
Keeper's Bistro & Bar Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$975k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.04M
Owner & transaction history
Ile Noir LLC · 4 yrs held
Ile Noir LLC
since 2022
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
R1 · Port St Joe, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$775,000
+29.3%
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 Port St Joe submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port St Joe 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
$960,000
ML approach
$975,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$775,000
Change: +29% · Conversion: Easy
Blend value · Realmo final
$1.04M
Range $932k – $1.14M · ±10% · vs last sale $1.10M (May 6 2022)
Last sale anchor
$1.10M
May 6 2022
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
$188 / 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
$14,710
Tax year 2023
Assessed value
$946,505
Assessed 2023
Previous assessed
$804,362
+17.7% YoY
Effective rate
1.55%
On assessed value
Assessed land
$247,500
Assessed improvement
$699,005
Land market value
$247,500
Improvement market value
$699,005
Total market value
$946,505
Applied tax rate
5.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2012
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Bathrooms
3
Total area
5,510 SF
Lot
0.12 ac (5,227 SF)
Zoning code
R1
APN
04594-385R
UPID
US18-6277733
Jurisdiction
GULF
Zoning & alternative use
R1 · Port St Joe, FL
Zoning R1 · permitted uses
R1 · Port St Joe, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Port St Joe. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$775,000
COMMERCIAL (GENERAL)
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
2012
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Bathrooms
3
Lot
0.12 ac
Current owner
From public records · entity-resolved
Ile Noir LLC
Entity
Mailing address
193 N SEMINOLE ST, PORT ST JOE, FL 32456-7849
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2025
—
Ile Noir LLC
—
Deed
related
$376,920 · Regions Bank
May 6, 2022
$1,100,000
Ile Noir LLC
Ronald Butter
Warranty Deed
$825,000 · Servisfirst Bank
Jan 20, 2012
$45,000
Butler,ronald
250 Milledge LLC
Warranty Deed
—
Dec 9, 2011
$65,000
250 Milledge LLC
Cadence Bk
Grant Deed
—
Jul 28, 2010
—
Superior Bk
Sun Fun & Sand LLC Coc
Trustees Deed
related
—
Jul 13, 2004
$578,000
Sun Fun & Sand LLC
Preble,gregory S
Warranty Deed
$463,200 · The Bank
—
—
Sun Fun & Sand LLC
—
Loan Modification
related
$438,491 · Superior Bank Fsb
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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