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Property profile & analytics
FOR SALE
Residential income homes
3018 Gulf Dr Holmes Beach, FL 34217
Individually Owned
5-yr Hold
Property ID
US18-5735762
For Sale
1 / 41
$1,500,000
3018 Gulf Dr, Holmes Beach, FL 34217
View Listing →
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1920
Construction
WOOD
Total area
2,320 SF
Lot
0.12 ac (5,250 SF)
Zoning code
HB_R-4
APN
74887.0000-1
UPID
US18-5735762
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
$600k
CAP Approach
CAP
$470k
Comparable Approach
Comparable
$671k
Blend (final)
Blend
$575k
Owner & transaction history
Thomas Varne · 5 yrs held
Thomas Varne
since 2021
Last sale
$550,000
7 recorded transactions
Zoning & alternative use
HB_R-4 · Holmes Beach, 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 Holmes Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Holmes 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
$620,000
ML approach
$600,000
CAP Approach
CAP Return
Estimation
6%
$510,000
6.5%
$470,000
7%
$435,000
Blend value · Realmo final
$575k
Range $518k – $633k · ±10% · vs last sale $550k (Jun 7 2021)
Last sale anchor
$550k
Jun 7 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
$248 / 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
$14,045
Tax year 2023
Assessed value
$1,012,282
Assessed 2023
Previous assessed
$1,012,282
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$609,875
Assessed improvement
$402,407
Land market value
$609,875
Improvement market value
$402,407
Total market value
$1,012,282
Applied tax rate
24.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
For Sale
Year built
1920
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
3
Rooms
6
Bathrooms
3
Total area
2,320 SF
Lot
0.12 ac (5,250 SF)
Zoning code
HB_R-4
APN
74887.0000-1
UPID
US18-5735762
Jurisdiction
MANATEE
Zoning & alternative use
HB_R-4 · Holmes Beach, FL
Zoning HB_R-4 · permitted uses
HB_R-4 · Holmes Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Holmes Beach. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1920
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
3
Rooms
6
Bathrooms
3
Lot
0.12 ac
Current owner
From public records · entity-resolved
Thomas Varne
Individual
Mailing address
22205 67TH PI W, MOUNTLAKE TERRACE, WA 98043
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 7, 2021
—
Thomas Varne
Evelyn Varne
Intrafamily Transfer
related
—
Apr 14, 2016
$550,000
Thomas Varne
Rahner,kurt A
Warranty Deed
—
Apr 28, 2005
$550,000
Kurt A Rahner
Thrasher,deborah
Warranty Deed
$412,500 · Countrywide Home Loans INC
Oct 24, 1996
—
Deborah M Thrasher
—
Trustees Deed
related
$15,012 · 1st Union Natl Fl Bl
—
—
Deborah M Thrasher
—
Deed Of Trust
related
$35,837 · First Union National Bank
—
—
Thomas Varne
—
Deed Of Trust
related
$386,400 · Quicken Lns
—
—
Deborah M Thrasher
—
Deed Of Trust
related
$64,000 · Money Consultants INC
—
—
Deborah M Thrasher
—
Deed Of Trust
related
$35,000 · Donald B Thrasher
—
—
Deborah M Thrasher
—
Deed Of Trust
related
$160,000 · Money Consultants INC
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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