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Property profile & analytics
OFF-MARKET
Estimated value
$915,000
Sports & entertainment properties
3601 Hwy A1a Hutchinson Island, FL 34949-8503
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-7721121
Property profile
Verified
Property type
Sports & entertainment properties
Use group
FAIRGROUNDS
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,824 SF
Lot
0.66 ac (28,905 SF)
Zoning code
HUTCH ISLA
APN
1423-802-0001-000-1
UPID
US18-7721121
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
Current use
Occupant on record · Public records
-
Mellon Patch Bed & Breakfast Restaurant
-
Vista Lago Beach House Wedding Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$915k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$877k
Blend (final)
Blend
$915k
Owner & transaction history
Jorocky Beach House LLC · 5 yrs held
Jorocky Beach House LLC
since 2021
Last sale
$929,000
7 recorded transactions
Zoning & alternative use
HUTCH ISLA · Hutchinson Island, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$610,000
+6.5%
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 Hutchinson Island submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hutchinson Island 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
$915,000
ML approach
$915,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$570,000
Current use
OFFICE BUILDING
$610,000
Change: +7% · Conversion: Difficult
MEDICAL BUILDING
$560,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$915k
Range $824k – $1.01M · ±10% · vs last sale $929k (Mar 11 2021)
Last sale anchor
$929k
Mar 11 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
$239 / 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
$18,250
Tax year 2023
Assessed value
$1,174,200
Assessed 2023
Previous assessed
$753,300
+55.9% YoY
Effective rate
1.55%
On assessed value
Assessed land
$867,200
Assessed improvement
$307,000
Land market value
$867,200
Improvement market value
$307,000
Total market value
$1,174,200
Applied tax rate
2.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Sports & entertainment properties
Use group
FAIRGROUNDS
Status
Off-Market
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Stories
2
Units
4
Rooms
8
Bathrooms
6
Total area
3,824 SF
Lot
0.66 ac (28,905 SF)
Zoning code
HUTCH ISLA
APN
1423-802-0001-000-1
UPID
US18-7721121
Jurisdiction
ST LUCIE
Zoning & alternative use
HUTCH ISLA · Hutchinson Island, FLZoning HUTCH ISLA · permitted uses
HUTCH ISLA · Hutchinson Island, FL
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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$570,000
OFFICE BUILDING
Est. value
$610,000
MEDICAL BUILDING
Est. value
$560,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
OFFICE BUILDING
MEDICAL 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
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
4
Rooms
8
Bathrooms
6
Lot
0.66 ac
Current owner
From public records · entity-resolved
Jorocky Beach House LLC
Entity
Mailing address
12800 SW 128TH ST, MIAMI, FL 33186-5253
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 16, 2021
—
Jo Rocky Beach House LLC
—
Deed
related
$731,200 · Amerant Bank NA
Mar 11, 2021
$929,000
Jorocky Beach House LLC
The Mellon Patch LLC
Warranty Deed
—
May 8, 2017
$525,000
Mellon Patch LLC
Milligan,brian
Grant Deed
$500,000 · Paradise Bk
Oct 23, 2014
—
Patty S Coppage
Milligan,brian
Quit Claim Deed
related
—
Oct 27, 2011
$360,000
Brian Milligan
Townsend,cathy G
Warranty Deed
—
Sep 5, 2006
$1,150,000
Cathy G Townsend
Arthur Mellon
Warranty Deed
$862,500 · Jpmorgan Chase Bank NA
—
—
Patty Coppage
—
Deed Of Trust
related
$288,000 · Branch Banking & Trust Co
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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