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Property profile & analytics
OFF-MARKET
Estimated value
$765,000
Retail space
451 Ferdon Blvd Crestview, FL 32536-2705
Entity Owned
9-yr Hold
Free & Clear
Property ID
US18-1398774
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2018
Construction
CONCRETE
Total area
6,276 SF
Lot
0.32 ac (14,000 SF)
APN
17-3N-23-2490-0055-0030
UPID
US18-1398774
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
-
AA Tactical Inc. Ammunition Supplier Archery Club
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$794k
Blend (final)
Blend
$765k
Owner & transaction history
Aa Tactical INC · 9 yrs held
Aa Tactical INC
since 2016
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+39.9%
Neighborhood: shopping center
$980,000
+23.9%
Auto repair, garage
$970,000
+22.1%
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 Crestview submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Crestview 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
RETAIL STORES
$795,000
Current use
COMMERCIAL (GENERAL)
$1,110,000
Change: +40% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$980,000
Change: +24% · Conversion: Moderate
AUTO REPAIR, GARAGE
$970,000
Change: +22% · Conversion: Difficult
WAREHOUSE, STORAGE
$710,000
Change: -10% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$650,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$765k
Range $689k – $842k · ±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
$122 / 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
$6,261
Tax year 2023
Assessed value
$387,013
Assessed 2023
Previous assessed
$371,209
+4.3% YoY
Effective rate
1.62%
On assessed value
Assessed land
$92,975
Assessed improvement
$294,038
Land market value
$92,975
Improvement market value
$294,038
Total market value
$387,013
Applied tax rate
3.0000
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
2018
Construction
CONCRETE
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Rooms
3
Bathrooms
2
Total area
6,276 SF
Lot
0.32 ac (14,000 SF)
APN
17-3N-23-2490-0055-0030
UPID
US18-1398774
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
RETAIL STORES Current
Est. value
$795,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$980,000
AUTO REPAIR, GARAGE
Est. value
$970,000
WAREHOUSE, STORAGE
Est. value
$710,000
INDUSTRIAL (GENERAL)
Est. value
$650,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
INDUSTRIAL (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
2018
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
3
Bathrooms
2
Lot
0.32 ac
Current owner
From public records · entity-resolved
Aa Tactical INC
Entity
Free & Clear · 9 yrs held
Mailing address
451 N FERDON BLVD, CRESTVIEW, FL 32536-2705
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 25, 2019
—
Aa Tactical INC
—
Deed
related
$351,000 · Hancock Whitney Bk
Apr 9, 2019
—
Aa Tactical INC
—
Deed
related
$340,004 · Hancock Whitney Bk
May 1, 2017
—
Aa Tactical INC
—
Trustees Deed
related
$339,994 · Hancock Bk
Dec 21, 2016
—
Aa Tactical INC
Aa Real Estate Holdings LLC
Quit Claim Deed
related
—
Aug 22, 2016
—
Aa Real Estate Holdings LLC
Rencich,andrew & April
Quit Claim Deed
related
—
Feb 2, 2016
$185,000
Andrew Rencich
Michael A Starr
Warranty Deed
$148,000 · Wells Fargo Bank NA
Jan 29, 2001
$150,000
Michael A Starr
Watson,dois J
Grant Deed
$110,000 · Southtrust Bank NA
—
—
Aa Tactical INC
—
Deed Of Trust
related
$340,004 · Hancock Whitney Bk
—
—
Aa Tactical INC
—
Loan Modification
related
$351,000 · Hancock Whitney Bk
—
—
Michael A Starr
—
Deed Of Trust
related
$60,000 · Coastal Bank
—
—
Aa Tactical INC
—
Deed Of Trust
related
$340,004 · Hancock 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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