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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Retail space
225 Reid Ave, Port St Joe, FL 32456-1823
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US19-0472909
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,126 SF
Lot
0.08 ac (3,485 SF)
Zoning code
C1
APN
04686-000R
UPID
US19-0472909
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
$475k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$472k
Blend (final)
Blend
$505k
Owner & transaction history
Bmw Investments Of North Florida Ll · 3 yrs held
Bmw Investments Of North Florida Ll
since 2023
Last sale
$550,000
7 recorded transactions
Zoning & alternative use
C1 · Port St Joe, 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 Port St Joe submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port St Joe 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
$480,000
ML approach
$475,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$585,000
Current use
COMMERCIAL (GENERAL)
$480,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$505k
Range $455k – $556k · ±10% · vs last sale $550k (Jun 8 2023)
Last sale anchor
$550k
Jun 8 2023
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
$162 / 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
$4,985
Tax year 2023
Assessed value
$324,092
Assessed 2023
Previous assessed
$289,808
+11.8% YoY
Effective rate
1.54%
On assessed value
Assessed land
$186,000
Assessed improvement
$138,092
Land market value
$186,000
Improvement market value
$138,092
Total market value
$324,092
Applied tax rate
5.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Bathrooms
1
Total area
3,126 SF
Lot
0.08 ac (3,485 SF)
Zoning code
C1
APN
04686-000R
UPID
US19-0472909
Jurisdiction
GULF
Zoning & alternative use
C1 · Port St Joe, FL
Zoning C1 · permitted uses
C1 · Port St Joe, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Port St Joe. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$585,000
COMMERCIAL (GENERAL)
Est. value
$480,000
RETAIL STORES Current
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
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Bathrooms
1
Lot
0.08 ac
Current owner
From public records · entity-resolved
Bmw Investments Of North Florida Ll
Entity
Mailing address
2003 PALM BLVD, PORT ST JOE, FL 32456-2325
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2023
$550,000
Bmw Investments Of North Florida Ll
James P Norton
Warranty Deed
$370,000 · Centennial Bank
Nov 12, 2021
—
James P Norton
Carolines 1 LLC
Quit Claim Deed
related
—
Sep 4, 2019
—
Carolines 1 LLC
—
Trustees Deed
related
$59,000 · Centennial Bk
Aug 17, 2018
—
Carolines 1 LLC
—
Deed
related
—
Sep 29, 2017
—
Carolines 1 LLC
—
Deed
related
—
Aug 16, 2016
—
Carolines 1 LLC
James P Norton
Quit Claim Deed
related
$15,000 · Centennial Bank
Sep 26, 2013
—
James P Norton
Norton,charles W
Quit Claim Deed
related
—
Oct 2, 2009
$90,000
Charles W Norton
Prosperity Bk
Grant Deed
—
Aug 14, 2009
$100
Prosperity Bank
Warren,jerry J Coc
Trustees Deed
related
—
Mar 15, 2006
$650,000
Jerry Warren
Bish,edward
Warranty Deed
$552,500 · Prosperity Bank
—
—
Carolines 1 LLC
—
Loan Modification
related
—
—
—
Carolines 1 LLC
—
Loan Modification
related
—
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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