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Property profile & analytics
OFF-MARKET
Estimated value
$4,545,000
Theaters & concert halls
427 Mary Esther Cut Off NW Fort Walton Beach, FL 32548-4019
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-4496985
Property profile
Verified
Property type
Theaters & concert halls
Use group
THEATER (MOVIE)
Year built
1983
Construction
STEEL FRAME
Total area
30,387 SF
Lot
1.24 ac (53,841 SF)
APN
10-2S-24-0000-0038-001D
UPID
US18-4496985
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
-
ALDI Specialty Food Shop Supermarket
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.55M
Owner & transaction history
Hudson Triangle Two LLC · 1 yrs held
Hudson Triangle Two LLC
since 2024
Last sale
$3.6M
5 recorded transactions
Zoning & alternative use
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 Fort Walton Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Walton 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
$5,570,000
ML approach
$5,465,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,235,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,255,000
Change: 0% · Conversion: Difficult
RESTAURANT
$3,425,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$2,860,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$4.55M
Range $4.09M – $5.00M · ±10% · vs last sale $3.57M (Sep 19 2024)
Last sale anchor
$3.57M
Sep 19 2024
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
$150 / 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
$15,046
Tax year 2023
Assessed value
$1,327,870
Assessed 2023
Previous assessed
$1,023,709
+29.7% YoY
Effective rate
1.13%
On assessed value
Assessed land
$762,133
Assessed improvement
$565,737
Land market value
$762,133
Improvement market value
$565,737
Total market value
$1,327,870
Applied tax rate
12.0000
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
Theaters & concert halls
Use group
THEATER (MOVIE)
Status
Off-Market
Year built
1983
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
OTHER
Stories
2
Rooms
10
Total area
30,387 SF
Lot
1.24 ac (53,841 SF)
APN
10-2S-24-0000-0038-001D
UPID
US18-4496985
Jurisdiction
OKALOOSA
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
OFFICE BUILDING
Est. value
$7.2M
COMMERCIAL (GENERAL)
Est. value
$5.3M
RESTAURANT
Est. value
$3.4M
RETAIL STORES
Est. value
$2.9M
OFFICE BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
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
1983
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
10
Lot
1.24 ac
Current owner
From public records · entity-resolved
Hudson Triangle Two LLC
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 8TH 8, VALPARAISO, FL 32580-0008
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 23, 2024
$3,571,500
Hudson Triangle Two LLC
M & P Developers Fwb LLC
Special Warranty Deed
—
Jan 30, 2023
$2,300,000
M&p Developers Fwb LLC
Regal Cinemas INC
Special Warranty Deed
$1,840,000 · Ccb Community Bank
Nov 1, 2021
—
Regal Ctnemas INC
—
Deed
related
$2,860,000 · Barclays Bank Plc
Mar 3, 2021
—
Regal Cinemas INC
—
Deed
related
$2,860,000 · Barclays Bank Plc
Jul 26, 2005
$2,084,100
Regal Cinemas INC
Eastern Federal Corp
Grant Deed
—
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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