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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Office Spaces
2300 Marsh Pt Rd Ste 303 Neptune Beach, FL 32266-1660
Entity Owned
11-yr Hold
Free & Clear
Property ID
US18-4616779
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2008
Construction
WOOD
Total area
3,000 SF
Lot
0.01 ac (402 SF)
APN
173415-0400
UPID
US18-4616779
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
$770k
CAP Approach
CAP
$710k
Comparable Approach
Comparable
$521k
Blend (final)
Blend
$770k
Owner & transaction history
Marsh Point 303 LLC · 11 yrs held
Marsh Point 303 LLC
since 2015
Last sale
$769,900
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$755,000
+29.9%
Medical building
$685,000
+17.7%
Auto repair, garage
$640,000
+9.8%
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 Neptune Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Neptune 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
$770,000
ML approach
$770,000
CAP Approach
CAP Return
Estimation
6%
$765,000
6.5%
$710,000
7%
$655,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$580,000
Current use
COMMERCIAL (GENERAL)
$755,000
Change: +30% · Conversion: Easy
MEDICAL BUILDING
$685,000
Change: +18% · Conversion: Easy
AUTO REPAIR, GARAGE
$640,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$545,000
Change: -7% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$480,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$770k
Range $693k – $847k · ±10% · vs last sale $770k (Nov 15 2024)
Last sale anchor
$770k
Nov 15 2024
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
$257 / 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
$8,455
Tax year 2023
Assessed value
$484,300
Assessed 2023
Previous assessed
$418,500
+15.7% YoY
Effective rate
1.75%
On assessed value
Assessed improvement
$484,300
Improvement market value
$484,300
Total market value
$484,300
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2008
Construction
WOOD
Heating
YES
Total area
3,000 SF
Lot
0.01 ac (402 SF)
APN
173415-0400
UPID
US18-4616779
Jurisdiction
DUVAL
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
$580,000
COMMERCIAL (GENERAL)
Est. value
$755,000
MEDICAL BUILDING
Est. value
$685,000
AUTO REPAIR, GARAGE
Est. value
$640,000
RETAIL STORES
Est. value
$545,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$480,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
2008
Construction
WOOD
Heating
YES
Lot
0.01 ac
Current owner
From public records · entity-resolved
Marsh Point 303 LLC
Entity
Free & Clear · 11 yrs held
Mailing address
2300 MARSH PT RD STE #303, NEPTUNE BEACH, FL 32266-1660
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 3, 2015
$173,500
Marsh Point 303 LLC
Reo Funding Solutions V LLC
Grant Deed
—
Sep 3, 2014
$783,000
Reo Funding Solutions V LLC
Td Bk NA
Grant Deed
—
Sep 30, 2011
$14,900
Td Bk NA
Cab LLC Coc
Trustees Deed
related
—
Sep 15, 2011
$111,100
Td Bank
Clerk Of Court Of Duval County
Trustees Deed
related
—
Jan 9, 2009
$684,000
Cab LLC
Amor 3 Inv & Dev Group LLC
Grant Deed
$668,000 · Mercantile 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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