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Property profile & analytics
OFF-MARKET
Estimated value
$855,000
Apartment buildings
1900 Reserve Blvd Gulf Breeze, FL 32563-7088
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US18-4109720
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2017
Construction
WOOD
Total area
4,930 SF
Lot
14.77 ac (643,338 SF)
Zoning code
PBD
APN
21-2S-27-0000-00101-0000
UPID
US18-4109720
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
Current use
Occupant on record · Public records
-
The Greystone Summit Gulf Breeze Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.10M
CAP Approach
CAP
$610k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$855k
Owner & transaction history
Greystone Land Investments LLC · 14 yrs held
Greystone Land Investments LLC
since 2011
4 recorded transactions
Zoning & alternative use
PBD · 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
Method
Estimation
Statistic approach
by Request
ML approach
$1,100,000
CAP Approach
CAP Return
Estimation
6%
$665,000
6.5%
$610,000
7%
$570,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,300,000
Change: 0% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$645,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$610,000
Change: 0% · Conversion: Moderate
Blend value · Realmo final
$855k
Range $770k – $941k · ±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
$173 / 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
$308,750
Tax year 2023
Assessed value
$27,202,363
Assessed 2023
Previous assessed
$27,108,715
+0.3% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,872,700
Assessed improvement
$25,329,663
Land market value
$1,872,700
Improvement market value
$25,329,663
Total market value
$27,202,363
Applied tax rate
14.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2017
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
11
Stories
1
Units
88
Rooms
5
Bathrooms
259
Total area
4,930 SF
Lot
14.77 ac (643,338 SF)
Zoning code
PBD
APN
21-2S-27-0000-00101-0000
UPID
US18-4109720
Jurisdiction
SANTA ROSA
Zoning & alternative use
PBD · Gulf Breeze, FLZoning PBD · permitted uses
PBD · Gulf Breeze, 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
COMMERCIAL (GENERAL)
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$645,000
OFFICE BUILDING
Est. value
$610,000
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
2017
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
11
Units
88
Rooms
5
Bathrooms
259
Lot
14.77 ac
Current owner
From public records · entity-resolved
Greystone Land Investments LLC
Entity
Mailing address
7206 SCHOMBURG RD, COLUMBUS, GA 31909-1823
Ownership since
2011
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
Dec 30, 2011
$1,600,000
Greystone Land Investments LLC
Bop Properties INC
Special Warranty Deed
$1,360,000 · Cb&t
Oct 25, 2005
$4,600,000
Villages Of Navarre LLC
Bay Pointe Construction Corp
Grant Deed
$3,450,000 · Bank Of Pensacola
Sep 2, 1999
$970,000
Reserve Place LLC
Bay Pointe Construction Corp
Grant Deed
$4,500,000 · First Union National Bank
—
—
Greystone Land Investments LLC
—
Loan Modification
related
$16,800,000 · Columbus Bk&tr
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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