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Property profile & analytics
OFF-MARKET
Estimated value
$7,875,000
Hotels
12282 Us Hwy 98th W, Miramar Beach, FL 32550-6939
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-7514164
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2021
Total area
30,016 SF
Lot
1.6 ac (69,565 SF)
Zoning code
HWY 98
APN
29-2S-21-42000-011-0018
UPID
US18-7514164
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
$7.98M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.88M
Owner & transaction history
12282 Us98 West LLC · 4 yrs held
12282 Us98 West LLC
since 2021
Last sale
$7.6M
7 recorded transactions
Zoning & alternative use
HWY 98 · Miramar Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.2M
+746.7%
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
$8,310,000
ML approach
$7,980,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,200,000
Change: +747% · Conversion: Difficult
Blend value · Realmo final
$7.88M
Range $7.09M – $8.66M · ±10% · vs last sale $7.60M (Jul 12 2021)
Last sale anchor
$7.60M
Jul 12 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
$262 / 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
$63,999
Tax year 2023
Assessed value
$7,050,311
Assessed 2023
Previous assessed
$6,397,583
+10.2% YoY
Effective rate
0.91%
On assessed value
Assessed improvement
$7,050,311
Improvement market value
$7,050,311
Total market value
$7,050,311
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2021
Heating
FORCED AIR
Cooling
WINDOW A/C
Stories
3
Total area
30,016 SF
Lot
1.6 ac (69,565 SF)
Zoning code
HWY 98
APN
29-2S-21-42000-011-0018
UPID
US18-7514164
Jurisdiction
WALTON
Zoning & alternative use
HWY 98 · Miramar Beach, FL
Zoning 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
Miramar Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$7.2M
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
2021
Heating
FORCED AIR
Cooling
Yes
Stories
3
Lot
1.6 ac
Current owner
From public records · entity-resolved
12282 Us98 West LLC
Entity
Mailing address
36008 EMERALD COAST PKWY STE #601, DESTIN, FL 32541-0701
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 12, 2023
—
12282 Us98 West LLC
—
Deed
related
$6,000,000 · Midsouth Bank
Jul 12, 2021
$7,600,000
12282 Us98 West LLC
Miramar Beach Hotel LLC
Warranty Deed
$1,080,000 · Legence Bank
Apr 18, 2019
—
Miramar Beach Hotel LLC
—
Deed
related
$3,417,000 · Fnbt Bank
Jul 12, 2018
$800,000
Miramar Beach Hotel LLC
Sharruf LLC
Warranty Deed
—
Oct 30, 2012
$450,000
Sharruf LLC
Sunsouth Bk
Warranty Deed
—
Dec 14, 2010
$50,100
Sunsouth Bk
Axiom Inv Group LLC Coc
Trustees Deed
related
—
Jun 25, 2004
$939,600
Axiom Investment Group LLC
Wex-tex Holdings INC
Warranty Deed
$800,000 · Banktrust
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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