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Property profile & analytics
OFF-MARKET
Estimated value
$13,960,000
Super regional malls
435 Grand Blvd Miramar Beach, FL 32550-1895
Entity Owned
20-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-6119747
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2007
Construction
WOOD FRAME
Total area
68,453 SF
Lot
11.87 ac (517,057 SF)
Zoning code
HWY 98
APN
26-2S-21-42000-001-0050
UPID
US18-6119747
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
by Request
CAP Approach
CAP
$16.04M
Comparable Approach
Comparable
$11.88M
Blend (final)
Blend
$13.96M
Owner & transaction history
Howard Rock Fee LLC · 20 yrs held
Howard Rock Fee LLC
since 2006
7 recorded transactions
Zoning & alternative use
HWY 98 · Miramar Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$16.4M
+124.0%
Office building
$8.6M
+17.1%
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 Miramar Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miramar 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$17,375,000
6.5%
$16,035,000
7%
$14,890,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$16,425,000
Change: +124% · Conversion: Easy
OFFICE BUILDING
$8,585,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$13.96M
Range $12.56M – $15.36M · ±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
$204 / 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
$201,673
Tax year 2023
Assessed value
$31,047,727
Assessed 2023
Previous assessed
$66,035,707
-53.0% YoY
Effective rate
0.65%
On assessed value
Assessed improvement
$31,047,727
Improvement market value
$31,047,727
Total market value
$31,047,727
Applied tax rate
7.0000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2007
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
5
Stories
2
Rooms
4
Bathrooms
19
Total area
68,453 SF
Lot
11.87 ac (517,057 SF)
Zoning code
HWY 98
APN
26-2S-21-42000-001-0050
UPID
US18-6119747
Jurisdiction
WALTON
Zoning & alternative use
HWY 98 · Miramar Beach, FLZoning HWY 98 · permitted uses
HWY 98 · Miramar Beach, FL
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)
Est. value
$16.4M
OFFICE BUILDING
Est. value
$8.6M
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
WOOD FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
5
Rooms
4
Bathrooms
19
Lot
11.87 ac
Current owner
From public records · entity-resolved
Howard Rock Fee LLC
Entity
Free & Clear · 20 yrs held
Mailing address
585 GRAND BLVD STE #201, MIRAMAR BEACH, FL 32550-1406
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 3, 2006
—
Howard Rock Fee LLC
—
Trustees Deed
related
$46,816,002 · Capmark Bank
Apr 7, 2006
$19,545,200
Howard Rock Fee LLC
Baytowne Commercial Jv Ptrs
Grant Deed
—
Apr 7, 2006
$16,999,000
Howard Rock Fee LLC
Baytowne Commercial Jv Ptrs II
Grant Deed
—
Feb 13, 2006
—
Baytowne Coml Jv Partners
State Of Fl
Quit Claim Deed
related
—
Feb 10, 2006
—
State Of Fl Dept Of Transptn
Baytowne Coml Jv Partners
Warranty Deed
related
—
Nov 8, 2005
$1,784,500
Baytowne Commercial Jv Ptrs
Baytowne Commercial Jv Ptrs II
Quit Claim Deed
related
—
Sep 9, 1999
$440,000
Baytowne Commercial Joint Vent
Crystal Beach Dev Destin Ltd
Grant Deed
$400,000 · Baytowne Restaurant Sites INC
Mar 12, 1998
$170,000
Crystal Beach Dev Destin Ltd
Centaworld Corporation
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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