Entity Owned Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
87,155 SF
Lot
23.38 ac (1,018,520 SF)
Zoning code
HWY 98
APN
28-2S-21-42000-001-0000
UPID
US18-4604038
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$20.42M
Comparable Approach
Comparable
$15.13M
Blend (final)
Blend
$17.78M
Owner & transaction history
Zoning & alternative use
HWY 98 · Miramar Beach, FL
Top alternative use upside
Commercial (general)
$20.9M
+124.0%
Office building
$10.9M
+17.1%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$17.78M
Value range
$16.00M – $19.55M
±10% around blend
Estimated value / SF
$204 / SF
Confidence
Property data
100
Comparable evidence
60
$16.00M
blend $17.78M
$19.55M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
87,155 SF
Lot area
23.38 ac
Year built
1996
Stories
2
APN
28-2S-21-42000-001-0000
Zoning
HWY 98
Assessed value
$118,926,772
Annual tax
$630,002
3
Income approach: direct capitalization
Partial preview
Income approach indication
$20.42M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$22.12M
@ 6.5% CAP return
$20.42M
@ 7% CAP return
$18.96M
4
Sales comparison
Partial preview
Sales approach indication
$15.13M
Range $3.27M – $15.13M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$17.78M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+124%
vs current-use indication
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$118.93M
Move the market yield to see immediate price impact.
Value / SF
$1,365
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$7.49M
$149.85M
$107.03M
$83.25M
$8.32M
$166.50M
$118.93M
$92.50M
$9.16M
$183.15M
$130.82M
$101.75M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$630,002
Tax year 2023
Assessed value
$118,926,772
Assessed 2023
Previous assessed
$161,850,660
-26.5% YoY
Effective rate
0.53%
On assessed value
Assessed improvement
$118,926,772
Improvement market value
$118,926,772
Total market value
$118,926,772
Applied tax rate
7.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
8
Stories
2
Bathrooms
109
Total area
87,155 SF
Lot
23.38 ac (1,018,520 SF)
Zoning code
HWY 98
APN
28-2S-21-42000-001-0000
UPID
US18-4604038
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
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
8
Bathrooms
109
Lot
23.38 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
HWY 98
Jurisdiction
Miramar Beach, FL
Recorded code
HWY 98
Ownership Intelligence
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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