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Property profile & analytics
OFF-MARKET
Estimated value
$1,710,000
Investment properties
12805 Us Hwy 98th E Inlet Beach, FL 32461-9630
Entity Owned
13-yr Hold
Free & Clear
Property ID
US18-5915171
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2015
Total area
9,338 SF
Lot
1.31 ac (56,933 SF)
Zoning code
HWY 98
APN
36-3S-18-16100-000-0340
UPID
US18-5915171
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
$1.33M
Comparable Approach
Comparable
$2.00M
Blend (final)
Blend
$1.71M
Owner & transaction history
Corr Properties II LLC · 13 yrs held
Corr Properties II LLC
since 2013
4 recorded transactions
Zoning & alternative use
HWY 98 · Inlet Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.3M
+62.3%
Office building
$2.0M
+43.0%
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%
$1,440,000
6.5%
$1,330,000
7%
$1,235,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,395,000
Current use
RESTAURANT
$2,260,000
Change: +62% · Conversion: Difficult
OFFICE BUILDING
$1,995,000
Change: +43% · Conversion: Easy
RETAIL STORES
$1,345,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$1.71M
Range $1.54M – $1.88M · ±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
$183 / 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
$36,319
Tax year 2023
Assessed value
$4,260,420
Assessed 2023
Previous assessed
$4,260,420
+0.0% YoY
Effective rate
0.85%
On assessed value
Assessed improvement
$4,260,420
Improvement market value
$4,260,420
Total market value
$4,260,420
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2015
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
3
Stories
2
Bathrooms
8
Total area
9,338 SF
Lot
1.31 ac (56,933 SF)
Zoning code
HWY 98
APN
36-3S-18-16100-000-0340
UPID
US18-5915171
Jurisdiction
WALTON
Zoning & alternative use
HWY 98 · Inlet Beach, FL
Zoning HWY 98 · permitted uses
HWY 98 · Inlet Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Inlet Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
RESTAURANT
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.0M
RETAIL STORES
Est. value
$1.3M
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
RETAIL STORES
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
2015
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
3
Bathrooms
8
Lot
1.31 ac
Current owner
From public records · entity-resolved
Corr Properties II LLC
Entity
Free & Clear · 13 yrs held
Mailing address
PO BOX 611310, ROSEMARY BEACH, FL 32461-1002
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2018
—
Corr Properties Il LLC
—
Loan Modification
related
$60,000,000 · Bank Of America
Jul 8, 2014
—
Corr Properties II LLC
—
Grant Deed
related
$7,870,203 · Centennial Bk
Feb 12, 2013
$848,900
Corr Properties II LLC
Emerald Coast Equities INC
Grant Deed
—
Apr 23, 1998
$185,000
Equities Of The Emerald Coast
Ronnie Brannon Trustee
Grant Deed
related
$149,000 · Seller
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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