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Property profile & analytics
OFF-MARKET
Estimated value
$845,000
Retail space
4101 Hwy 98 Mexico Beach, FL 32456-7167
Entity Owned
Free & Clear
Property ID
US18-3640725
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1980
Construction
CONCRETE
Total area
3,552 SF
Lot
0.31 ac (13,500 SF)
Zoning code
MB05
APN
04702-030-000
UPID
US18-3640725
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
$785k
CAP Approach
CAP
$600k
Comparable Approach
Comparable
$870k
Blend (final)
Blend
$845k
Owner & transaction history
Cape Sb LLC
Cape Sb LLC
since 2026
Last sale
$1.1M
3 recorded transactions
Zoning & alternative use
MB05 · Mexico Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$710,000
+6.6%
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 Mexico Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mexico 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
$850,000
ML approach
$785,000
CAP Approach
CAP Return
Estimation
6%
$650,000
6.5%
$600,000
7%
$555,000
Alternative Use
Use
Estimation
RETAIL STORES
$665,000
Current use
OFFICE BUILDING
$710,000
Change: +7% · Conversion: Easy
COMMERCIAL (GENERAL)
$545,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$845k
Range $761k – $930k · ±10% · vs last sale $1.10M (Feb 6 2026)
Last sale anchor
$1.10M
Feb 6 2026
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
$238 / 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
$12,033
Tax year 2023
Assessed value
$701,957
Assessed 2023
Previous assessed
$701,957
+0.0% YoY
Effective rate
1.71%
On assessed value
Assessed land
$378,000
Assessed improvement
$323,957
Land market value
$378,000
Improvement market value
$323,957
Total market value
$701,957
Applied tax rate
8.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1980
Construction
CONCRETE
Heating
FORCED AIR
Cooling
OTHER
Stories
1
Rooms
2
Total area
3,552 SF
Lot
0.31 ac (13,500 SF)
Zoning code
MB05
APN
04702-030-000
UPID
US18-3640725
Jurisdiction
BAY
Zoning & alternative use
MB05 · Mexico Beach, FL
Zoning MB05 · permitted uses
MB05 · Mexico Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mexico Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$665,000
OFFICE BUILDING
Est. value
$710,000
COMMERCIAL (GENERAL)
Est. value
$545,000
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1980
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
2
Lot
0.31 ac
Current owner
From public records · entity-resolved
Cape Sb LLC
Entity
Free & Clear · 0 yrs held
Mailing address
433 CPE SAN BLAS RD, PORT SAINT JOE, FL 32456-7623
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 6, 2026
$1,100,000
Cape Sb LLC
White Sands Investment Partners LLC
Warranty Deed
—
Oct 20, 2022
$965,000
White Sands Investment Partners LLC
Adams Marine & Supply LLC
Warranty Deed
$645,333 · Elkson Properties LLC
Aug 31, 2018
—
Ocean Breeze Cottages LLC
Adams,jason S & Chrystina M
Quit Claim Deed
related
$2,529,292 · Peoplessouth Bk
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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