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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Warehouses
280 Business Ctr Dr Miramar Beach, FL 32550-6984
Entity Owned
Absentee Owner
Free & Clear
Property ID
US18-6581367
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2020
Total area
5,358 SF
Lot
0.51 ac (22,259 SF)
APN
29-2S-21-42000-010-0000
UPID
US18-6581367
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
$690k
CAP Approach
CAP
$715k
Comparable Approach
Comparable
$1.02M
Blend (final)
Blend
$760k
Owner & transaction history
Northline Investments LLC
Northline Investments LLC
since 2025
Last sale
$900,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.1M
+49.1%
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 Miramar Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miramar 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
$695,000
ML approach
$690,000
CAP Approach
CAP Return
Estimation
6%
$775,000
6.5%
$715,000
7%
$665,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$720,000
Current use
OFFICE BUILDING
$1,075,000
Change: +49% · Conversion: Difficult
Blend value · Realmo final
$760k
Range $684k – $836k · ±10% · vs last sale $900k (Dec 6 2021)
Last sale anchor
$900k
Dec 6 2021
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
$142 / 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
$7,528
Tax year 2023
Assessed value
$828,485
Assessed 2023
Previous assessed
$828,485
+0.0% YoY
Effective rate
0.91%
On assessed value
Assessed land
$187,026
Assessed improvement
$641,459
Land market value
$187,026
Improvement market value
$641,459
Total market value
$828,485
Applied tax rate
7.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2020
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
5,358 SF
Lot
0.51 ac (22,259 SF)
APN
29-2S-21-42000-010-0000
UPID
US18-6581367
Jurisdiction
WALTON
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
WAREHOUSE, STORAGE Current
Est. value
$720,000
OFFICE BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE Current
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
2020
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.51 ac
Current owner
From public records · entity-resolved
Northline Investments LLC
Entity
Free & Clear · 0 yrs held
Mailing address
519 METAIRIE RD, METAIRIE, LA 70005-4311
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 2, 2025
—
Northline Investments LLC
St Johns Blue Mountain Properties L
Quitclaim Deed
related
—
Dec 6, 2021
$900,000
St Johns Blue Moutain Properties Ll
Tidewater Investment Propeties LLC
Warranty Deed
—
Jul 2, 2021
$829,000
Tidewater Investment Properties LLC
Southern American Homes LLC
Warranty Deed
$704,650 · Pinncacle Bank
Feb 20, 2018
$195,000
Southern American Homes LLC
Houndstooth Properties LLC
Warranty Deed
$531,250 · Summit Bank NA
Nov 3, 2017
$165,000
Cungproerties LLC
Houndstooth Properties LLC
Warranty Deed
—
Jul 19, 2017
—
Bcd Services LLC
Barniv,charles B & Cynthia E
Grant Deed
related
—
Jul 19, 2017
$2,643
Houndstooth Properties LLC
Barniv,charles B & Cynthia E
Grant Deed
related
—
Jun 5, 2017
$265,900
Houndstroom Properties LLC
Barniv,charles B & Cynthia E
Warranty Deed
—
Jun 5, 2017
$180,600
Bcd Services LLC
Barniv,charles B & Cynthia E
Warranty Deed
—
Jun 5, 2017
—
John A King SR
Barniv,charles B & Cynthia E
Warranty Deed
—
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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