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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Office buildings
13330 Us Hwy 98th W Miramar Beach, FL 32550-6835
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-3120726
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,710 SF
Lot
0.69 ac (29,969 SF)
Zoning code
HWY 98
APN
30-2S-21-42000-003-0031
UPID
US18-3120726
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
$765k
Comparable Approach
Comparable
$860k
Blend (final)
Blend
$620k
Owner & transaction history
Mcdowell Family Properties LLC · 3 yrs held
Mcdowell Family Properties LLC
since 2022
5 recorded transactions
Zoning & alternative use
HWY 98 · Miramar Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$830,000
6.5%
$765,000
7%
$710,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$745,000
Current use
Blend value · Realmo final
$620k
Range $558k – $682k · ±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
$167 / 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
$6,386
Tax year 2023
Assessed value
$763,113
Assessed 2023
Previous assessed
$683,206
+11.7% YoY
Effective rate
0.84%
On assessed value
Assessed land
$276,000
Assessed improvement
$487,113
Land market value
$276,000
Improvement market value
$487,113
Total market value
$763,113
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Bathrooms
2
Total area
3,710 SF
Lot
0.69 ac (29,969 SF)
Zoning code
HWY 98
APN
30-2S-21-42000-003-0031
UPID
US18-3120726
Jurisdiction
WALTON
Zoning & alternative use
HWY 98 · Miramar Beach, FLZoning 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
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$745,000
OFFICE BUILDING Current
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
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.69 ac
Current owner
From public records · entity-resolved
Mcdowell Family Properties LLC
Entity
Free & Clear · 3 yrs held
Mailing address
870 SHR DR, MIRAMAR BEACH, FL 32550-5277
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2022
—
Mcdowell Family Properties LLC
Arbor Wealth Management LLC
Warranty Deed
—
Aug 10, 2020
$973,428
Arbor Wealth Management LLC
Mcdowell Family Holdings LLC
Warranty Deed
$994,500 · Whitney Bank
Nov 7, 2019
$930,000
Mcdowell Family Holdings LLC
Beach Breeze Properties LLC
Warranty Deed
$994,500 · Whitney Bank
Apr 28, 2005
$1,300,000
Beach Breeze Properties LLC
Warrick,gayle M
Warranty Deed
$1,040,000 · Gayle M Warrick
—
—
Gayle M Warrick
—
Deed Of Trust
related
$196,170 · Emerald Coast Bank
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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