30 Shr Dr Miramar Beach, FL 32550-5821
Entity Owned
~
Est. High Equity
Estimated value (blended)
$1.26M
Range $1.13M – $1.39M (±10%)
Implied cap rate
3.00%
In-place · NOI ÷ last sale
Property ID
US18-5342656
Property summary
AI-generated overview
This exceptional freestanding office building, located at 30 S Shore Dr in Miramar Beach, Florida (zip code 32550), presents a unique investment opportunity. Boasting 3,473 square feet on a 0.68-acre lot, this property offers a highly visible presence on US Highway 98, a major thoroughfare with a remarkable 53,000 vehicles passing daily. The building features two entrances and a welcoming reception area, perfect for creating a professional first impression. The main floor encompasses 2,647 square feet and includes private offices, a conference room, a dedicated work area, and a convenient break room. Additional space is available in the 720-square-foot attic/storage area on the second floor. Ample parking is provided with 17 spaces, including one designated handicap space. The building's prominent location at the corner of US Hwy 98 and S. Shore Drive offers easy access from S. Shore Drive, and a striking brick monument sign facing US Hwy 98 ensures high visibility and brand recognition. This property is ideal for a variety of businesses seeking a high-traffic location and a well-appointed space. The asking price is $1,900,000.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1993
Construction
FRAME
Total area
2,785 SF
Lot
0.61 ac (26,659 SF)
Zoning code
HWY 98
APN
28-2S-21-42000-012-0030
UPID
US18-5342656
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.23M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.19M
Blend (final)
Blend
$1.26M
Owner & transaction history
since 2026
Last sale
$1.3M
5 recorded transactions
Zoning & alternative use
HWY 98 · Miramar Beach, FL
Top alternative use upside
Commercial (general)
$905,000
+29.4%
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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.26M
Value range
$1.13M – $1.39M
±10% around blend
Estimated value / SF
$452 / SF
Confidence
None
2 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
20
$1.13M
blend $1.26M
$1.39M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,785 SF
Lot area
0.61 ac
Year built
1993
Stories
1
APN
28-2S-21-42000-012-0030
Assessed value
$997,085
Annual tax
$9,060
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.19M
Weighted, 0 comps · none confidence
Evidence
2 found
County-verified recorded sales
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.26M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 97 sales
$251
+81%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $452/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+29%
vs current-use indication
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 2 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
3.00%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.00%
9.0%
NOI (est.)
$91k *
Last sale · Sep 2022
$1.30M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.03M
Move the market yield to see immediate price impact.
Value / SF
$1,089
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
2.50%3.00%3.50%
$82k
$3.28M
$2.73M
$2.34M
$91k
$3.64M
$3.03M
$2.60M
$100k
$4.00M
$3.34M
$2.86M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
2 found
None confidence · county-verified
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$9,060
Tax year 2023
Assessed value
$997,085
Assessed 2023
Previous assessed
$652,901
+52.7% YoY
Effective rate
0.91%
On assessed value
Assessed land
$667,100
Assessed improvement
$329,985
Land market value
$667,100
Improvement market value
$329,985
Total market value
$997,085
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1993
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Bathrooms
2
Total area
2,785 SF
Lot
0.61 ac (26,659 SF)
Zoning code
HWY 98
APN
28-2S-21-42000-012-0030
UPID
US18-5342656
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
1993
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.61 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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Owner identityResolved entity and name variants
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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