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Property profile & analytics
OFF-MARKET
Office buildings
1591 Via De Luna Dr Gulf Breeze, FL 32561-2339
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-4196668
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1973
Construction
WOOD
Total area
3,745 SF
Lot
0.2 ac (8,556 SF)
Zoning code
GR-PB
APN
28-2S-26-1200-002-008
UPID
US18-4196668
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Local Pen LLC · 2 yrs held
Local Pen LLC
since 2024
7 recorded transactions
Zoning & alternative use
GR-PB · Gulf Breeze, 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 Gulf Breeze submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gulf Breeze 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$4,247
Tax year 2023
Assessed value
$295,450
Assessed 2023
Previous assessed
$295,450
+0.0% YoY
Effective rate
1.44%
On assessed value
Improvement market value
$297,534
Total market value
$297,534
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
1973
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Bathrooms
2
Total area
3,745 SF
Lot
0.2 ac (8,556 SF)
Zoning code
GR-PB
APN
28-2S-26-1200-002-008
UPID
US18-4196668
Jurisdiction
ESCAMBIA
Zoning & alternative use
GR-PB · Gulf Breeze, FL
Zoning GR-PB · permitted uses
GR-PB · Gulf Breeze, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gulf Breeze. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1973
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Bathrooms
2
Lot
0.2 ac
Current owner
From public records · entity-resolved
Local Pen LLC
Entity
Mailing address
800 LARGO DR, PENSACOLA BEACH, FL 32561-2234
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2024
—
Local Pen LLC
Santa Rosa Island Authority
Deed
—
Mar 27, 2024
$1,100,000
Local Pen LLC
1591 Vdelu LLC
Assignment Of Lease (leasehold Sale)
—
Jun 8, 2020
—
1591 Vdelu LLC
—
Deed
related
$375,000 · Servisfirst Bk
Jun 27, 2019
—
Carshovea LLC
Realty Marts International INC
Correction Deed
related
—
Oct 12, 2016
—
Carshovea LLC
—
Deed
related
$1,268,000 · Gulf Blue Vacations INC
Aug 9, 2016
$650,000
Carshovea LLC
Realty Marts International INC
Grant Deed
—
—
—
1591 Vdelu LLC
—
Deed Of Trust
related
$375,000 · Servisfirst Bk
—
—
Carshovea LLC
—
Deed Of Trust
related
$1,268,000 · Gulf Blue Vacations INC
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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