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Property profile & analytics
OFF-MARKET
Hotels
40 Ft Pickens Rd Gulf Breeze, FL 32561-2006
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-2902591
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
41,776 SF
Lot
2.2 ac (95,832 SF)
Zoning code
HDR/C-PB
APN
28-2S-26-2701-000-002
UPID
US18-2902591
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
-
Surf & Sand Hotel Pensacola Beach, FL Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Seminole Tide Hospitality LLC · 5 yrs held
Seminole Tide Hospitality LLC
since 2020
6 recorded transactions
Zoning & alternative use
HDR/C-PB · Gulf Breeze, 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 Gulf Breeze submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gulf Breeze 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$36,197
Tax year 2023
Assessed value
$2,453,376
Assessed 2023
Previous assessed
$2,369,266
+3.6% YoY
Effective rate
1.48%
On assessed value
Improvement market value
$2,453,376
Total market value
$2,453,376
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
4
Units
101
Bathrooms
103
Total area
41,776 SF
Lot
2.2 ac (95,832 SF)
Zoning code
HDR/C-PB
APN
28-2S-26-2701-000-002
UPID
US18-2902591
Jurisdiction
ESCAMBIA
Zoning & alternative use
HDR/C-PB · Gulf Breeze, FL
Zoning HDR/C-PB · permitted uses
HDR/C-PB · Gulf Breeze, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gulf Breeze. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
4
Units
101
Bathrooms
103
Lot
2.2 ac
Current owner
From public records · entity-resolved
Seminole Tide Hospitality LLC
Entity
Mailing address
113 BAY BRG DR, GULF BREEZE, FL 32561-4470
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Nov 24, 2020
—
Seminole Tide Hospitality LLC
—
Deed
related
$6,400,000 · Centennial Bk
Mar 13, 2017
—
Seminole Tide Hospitality LLC
—
Deed
related
$6,400,000 · Centennial Bk
—
—
Little Sabine Inv Group INC
—
Deed Of Trust
related
—
—
—
Seminole Tide Hospitality LLC
—
Loan Modification
related
$6,400,000 · Centennial Bk
—
—
Seminole Tide Hospitality LLC
—
Loan Modification
related
$6,400,000 · Centennial Bk
—
—
Little Sabine Inv Group INC
—
Deed Of Trust
related
$4,150,000 · Community 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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