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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Office Spaces
407 Reid Ave, Port St Joe, FL 32456-1803
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-8168510
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2007
Construction
FRAME
Total area
4,799 SF
Lot
0.08 ac (3,572 SF)
APN
04804-002R
UPID
US18-8168510
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
-
Bluemanta Technology Group Llc Marketing & Advertising (Bike/Boat/Book/etc) Store
-
Allure Hair Artistry Hair Salon
-
Salty Fish Excursions Snorkeling, Fishing Cape San Blas (Bike/Boat/Book/etc) Store
-
North Fla Land Vision Bank Bank Loan Service
-
Childrens Protective Services State Government Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$817k
Blend (final)
Blend
$780k
Owner & transaction history
Mmg Reid LLC · 2 yrs held
Mmg Reid LLC
since 2024
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$900,000
+21.8%
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 Port St Joe submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port St Joe 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$740,000
Current use
RETAIL STORES
$900,000
Change: +22% · Conversion: Easy
Blend value · Realmo final
$780k
Range $702k – $858k · ±10%
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
$163 / 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
$8,780
Tax year 2023
Assessed value
$693,346
Assessed 2023
Previous assessed
$445,422
+55.7% YoY
Effective rate
1.27%
On assessed value
Assessed land
$206,150
Assessed improvement
$487,196
Land market value
$206,150
Improvement market value
$487,196
Total market value
$693,346
Applied tax rate
5.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2007
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Bathrooms
5
Total area
4,799 SF
Lot
0.08 ac (3,572 SF)
APN
04804-002R
UPID
US18-8168510
Jurisdiction
GULF
Zoning & alternative use
Zoning · permitted uses
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
COMMERCIAL (GENERAL) Current
Est. value
$740,000
RETAIL STORES
Est. value
$900,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
2007
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Bathrooms
5
Lot
0.08 ac
Current owner
From public records · entity-resolved
Mmg Reid LLC
Entity
Free & Clear · 2 yrs held
Mailing address
405 REID AVE UNIT E, PORT SAINT JOE, FL 32456-1841
Ownership since
2024
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
Feb 1, 2024
—
Mmg Reid LLC
Tnp Holding LLC
Deed
related
—
Nov 14, 2023
$525,000
Mmg Reid LLC
Tnp Holding LLC
Warranty Deed
—
Oct 28, 2021
$17,000
Tnp Holding LLC
Mmg Reid LLC
Re-recorded Document
related
—
Oct 6, 2021
$525,000
Tnp Holding LLC
Mmg Reid LLC
Warranty Deed
—
Nov 26, 2012
$315,000
Mmg Reid LLC
Se Property Holdings LLC
Grant Deed
$252,000 · Capital City Bank
Apr 6, 2011
$229,500
Se Property Holdings LLC
Vision Bk
Quit Claim Deed
related
—
Nov 24, 2008
—
Vision Bank
Ch Properties LLC Coc
Trustees Deed
related
—
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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