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Property profile & analytics
OFF-MARKET
Estimated value
$1,385,000
Retail space
2371 Hwy 98, Mary Esther, FL 32569-1449
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US18-2973796
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1999
Construction
STEEL FRAME
Total area
8,380 SF
Lot
0.7 ac (30,600 SF)
APN
16-2S-25-0000-0017-0000
UPID
US18-2973796
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
by Request
CAP Approach
CAP
$1.86M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.39M
Owner & transaction history
Vwss Florosa LLC · 7 yrs held
Vwss Florosa LLC
since 2018
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.1M
+28.3%
Restaurant
$1.8M
+10.8%
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 Mary Esther submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mary Esther 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
by Request
CAP Approach
CAP Return
Estimation
6%
$2,010,000
6.5%
$1,855,000
7%
$1,720,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,605,000
Current use
COMMERCIAL (GENERAL)
$2,060,000
Change: +28% · Conversion: Easy
RESTAURANT
$1,780,000
Change: +11% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,310,000
Change: -18% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,290,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$1.39M
Range $1.25M – $1.52M · ±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
$165 / 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
$21,641
Tax year 2023
Assessed value
$1,769,482
Assessed 2023
Previous assessed
$1,690,630
+4.7% YoY
Effective rate
1.22%
On assessed value
Assessed land
$476,827
Assessed improvement
$1,292,655
Land market value
$476,827
Improvement market value
$1,292,655
Total market value
$1,769,482
Applied tax rate
21.0000
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
1999
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
4
Stories
1
Units
43
Rooms
18
Total area
8,380 SF
Lot
0.7 ac (30,600 SF)
APN
16-2S-25-0000-0017-0000
UPID
US18-2973796
Jurisdiction
OKALOOSA
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
RETAIL STORES Current
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$2.1M
RESTAURANT
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1999
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
4
Units
43
Rooms
18
Lot
0.7 ac
Current owner
From public records · entity-resolved
Vwss Florosa LLC
Entity
Mailing address
303 S BROADWAY STE #200, DENVER, CO 80209-1559
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2022
—
Vwss Florosa LLC
—
Deed
related
$25,000,000 · Key Bank NA
Jun 17, 2019
—
Vwss Florosa LLC
—
Deed
related
$1,713,000 · Independent Bk
Dec 20, 2018
$2,231,000
Vwss Florosa LLC
Safe Lock Storage Holdings LLC
Warranty Deed
—
Feb 20, 2015
—
Whitfield Living Trust
Whitfield Jimmie C
Quit Claim Deed
related
—
—
—
Vwss Florosa LLC
—
Deed Of Trust
related
$1,713,000 · Independent Bk
—
—
Jimmy C Whitfield
—
Deed Of Trust
related
$850,000 · Firstmerit Bank NA
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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