5 Via De Luna Dr Gulf Breeze, FL 32561
Community centers
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Entity Owned
Absentee Owner
~
Est. High Equity
For Lease
1 / 37
Contact for pricing
5 Via De Luna Dr, Gulf Breeze, FL 32561
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Estimated value (blended)
$865k
Range $779k – $952k (±10%)
Property ID
US18-3338999
Property summary
AI-generated overview
A 2,339-square-foot retail/office space is located on Via De Luna Drive on Pensacola Beach. The property is positioned along a pedestrian- and tourist-traffic corridor near hotels and restaurants, providing convenient access to nearby amenities. The space is configured for flexible use as either retail or office, and is managed and maintained as a commercial tenancy. The property is offered under an NNN lease structure (meaning the tenant is generally responsible for additional operating expenses associated with the property).
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2003
Construction
STEEL FRAME
Total area
4,400 SF
Lot
1.11 ac (48,352 SF)
Zoning code
CH-PB
APN
28-2S-26-1130-003-001
UPID
US18-3338999
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Specialty Food Shop Farmer's Market
-
Medical Clinic
-
Restaurant
-
Grocery & Convenience Store Specialty Food Shop
-
Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.03M
Blend (final)
Blend
$865k
Owner & transaction history
2 recorded transactions
Zoning & alternative use
CH-PB · Gulf Breeze, FL
Top alternative use upside
Retail stores
$690,000
+3.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$865k
Value range
$779k – $952k
±10% around blend
Estimated value / SF
$197 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
Income certainty
100
$779k
blend $865k
$952k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,400 SF
Lot area
1.11 ac
Year built
2003
Stories
2
APN
28-2S-26-1130-003-001
Assessed value
$1,485,405
Annual tax
$23,799
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$23,799
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.03M
Range $310k – $1.03M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$865k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 31 sales
$151
+30%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $197/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+4%
vs current-use indication
Neighborhood: Shopping Center · current use
Auto Repair, Garage
Commercial (general)
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
332,044.85%
Selected cap rate for this community centers
Derived from the Gulf Breeze market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$25k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$7
Move the market yield to see immediate price impact.
Value / SF
$0
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
332,044.35%332,044.85%332,045.35%
$23k
$6
$6
$6
$25k
$7
$7
$7
$28k
$8
$8
$8
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$23,799
Tax year 2023
Assessed value
$1,485,405
Assessed 2023
Previous assessed
$1,409,908
+5.4% YoY
Effective rate
1.60%
On assessed value
Land market value
$471,432
Improvement market value
$1,013,973
Total market value
$1,485,405
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Community centers
Use group
MINI-MALL
Status
For Lease
Year built
2003
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
2
Bathrooms
8
Total area
4,400 SF
Lot
1.11 ac (48,352 SF)
Zoning code
CH-PB
APN
28-2S-26-1130-003-001
UPID
US18-3338999
Jurisdiction
ESCAMBIA
Zoning & alternative use
CH-PB · Gulf Breeze, FLZoning CH-PB · permitted uses
CH-PB · Gulf Breeze, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2003
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
2
Bathrooms
8
Lot
1.11 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CH-PB
Jurisdiction
Gulf Breeze, FL
Recorded code
CH-PB
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CH-PB in Gulf Breeze, FL.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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