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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Office buildings
1646 Scenic Gulf Dr Miramar Beach, FL 32550-6900
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US19-0739207
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1992
Construction
FRAME
Total area
3,763 SF
Lot
0.14 ac (6,229 SF)
APN
32-2S-21-42260-000-0210
UPID
US19-0739207
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
$745k
CAP Approach
CAP
$780k
Comparable Approach
Comparable
$774k
Blend (final)
Blend
$780k
Owner & transaction history
Opm Leasing Company LLC · 4 yrs held
Opm Leasing Company LLC
since 2022
Last sale
$788,400
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.2M
+60.4%
Commercial (general)
$1.1M
+41.5%
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
$765,000
ML approach
$745,000
CAP Approach
CAP Return
Estimation
6%
$845,000
6.5%
$780,000
7%
$725,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$755,000
Current use
RETAIL STORES
$1,210,000
Change: +60% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,065,000
Change: +41% · Conversion: Easy
Blend value · Realmo final
$780k
Range $702k – $858k · ±10% · vs last sale $788k (Jan 10 2022)
Last sale anchor
$788k
Jan 10 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
$207 / 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
$6,244
Tax year 2023
Assessed value
$687,141
Assessed 2023
Previous assessed
$291,958
+135.4% YoY
Effective rate
0.91%
On assessed value
Assessed land
$281,250
Assessed improvement
$405,891
Land market value
$281,250
Improvement market value
$405,891
Total market value
$687,141
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
1992
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
3
Bathrooms
3
Total area
3,763 SF
Lot
0.14 ac (6,229 SF)
APN
32-2S-21-42260-000-0210
UPID
US19-0739207
Jurisdiction
WALTON
Zoning & alternative use
Zoning · permitted uses
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
$755,000
RETAIL STORES
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
OFFICE BUILDING Current
RETAIL STORES
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
1992
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Bathrooms
3
Lot
0.14 ac
Current owner
From public records · entity-resolved
Opm Leasing Company LLC
Entity
Mailing address
668 DRIFTWOOD PT RD, SANTA ROSA BEACH, FL 32459-3020
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2022
$788,400
Opm Leasing Company LLC
Steve Fontana
Special Warranty Deed
$800,000 · Smartbank
Nov 20, 2019
$918,000
Steve Fontana
Crews LLC
Grant Deed
$858,000 · Crews LLC
Nov 24, 2004
$850,000
Crews LLC
Fontana,steve
Warranty Deed
$740,000 · Compass Bank
Nov 24, 2004
$700,000
Steve Fontana
Foy,john C & Twila D
Warranty Deed
—
Aug 25, 2003
$405,000
John C Foy
Herrick,carmel
Grant Deed
$300,000 · National City Mortgage Co
Jun 2, 2000
$37,000
Carmel Herrick
Herrick,candace
Quit Claim Deed
related
$73,300 · First National Bank & Trust Co
—
—
Carmel Herrick
—
Deed Of Trust
related
$41,000 · Amsouth Bank
—
—
Carmel Herrick
—
Deed Of Trust
related
$150,000 · Access Mortgage
—
—
Carmel Herrick
—
Deed Of Trust
related
$35,000 · Amsouth Bank
—
—
Crews LLC
—
Deed Of Trust
related
$437,500 · Compass 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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