4000 Sandestin Blvd Miramar Beach, FL 32550-4279
Entity Owned
Absentee Owner
Free & Clear
Estimated value (blended)
$10.63M
Range $9.57M – $11.69M (±10%)
Property ID
US18-6384373
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1998
Construction
STEEL FRAME
Total area
269,575 SF
Lot
5.6 ac (243,936 SF)
Zoning code
SD
APN
34-2S-21-42500-000-0020
UPID
US18-6384373
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
by Request
CAP Approach
CAP
$12.41M
Comparable Approach
Comparable
$8.85M
Blend (final)
Blend
$10.63M
Owner & transaction history
Zoning & alternative use
SD · Miramar Beach, FL
Top alternative use upside
Warehouse, storage
$13.2M
+72.9%
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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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$10.63M
Value range
$9.57M – $11.69M
±10% around blend
Estimated value / SF
$39 / SF
Confidence
Property data
88
Comparable evidence
60
$9.57M
blend $10.63M
$11.69M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
269,575 SF
Lot area
5.6 ac
Year built
1998
Stories
8
APN
34-2S-21-42500-000-0020
Assessed value
$68,049,169
Annual tax
$419,240
3
Income approach: direct capitalization
Partial preview
Income approach indication
$12.41M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$13.45M
@ 6.5% CAP return
$12.41M
@ 7% CAP return
$11.53M
4
Sales comparison
Partial preview
Sales approach indication
$8.85M
Range $3.76M – $12.62M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$10.63M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Warehouse, Storage
Gross theoretical uplift
+73%
vs current-use indication
Hotel/motel · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
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
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$68.05M
Move the market yield to see immediate price impact.
Value / SF
$252
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
5.00%7.00%9.00%
$4.29M
$85.74M
$61.24M
$47.63M
$4.76M
$95.27M
$68.05M
$52.93M
$5.24M
$104.80M
$74.85M
$58.22M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$419,240
Tax year 2023
Assessed value
$68,049,169
Assessed 2023
Previous assessed
$80,365,213
-15.3% YoY
Effective rate
0.62%
On assessed value
Assessed improvement
$68,049,169
Improvement market value
$68,049,169
Total market value
$68,049,169
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1998
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Stories
8
Bathrooms
212
Total area
269,575 SF
Lot
5.6 ac (243,936 SF)
Zoning code
SD
APN
34-2S-21-42500-000-0020
UPID
US18-6384373
Jurisdiction
WALTON
Zoning & alternative use
SD · Miramar Beach, FLZoning SD · permitted uses
SD · 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
1998
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
8
Bathrooms
212
Lot
5.6 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
SD
Jurisdiction
Miramar Beach, FL
Recorded code
SD
Ownership Intelligence
Find the owner behind the property.
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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