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Property profile & analytics
OFF-MARKET
Estimated value
$1,080,000
Retail space
5675 Hwy 90a-i Milton, FL 32583-1675
Entity Owned
23-yr Hold
~
Est. High Equity
Property ID
US18-3764004
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Construction
STEEL FRAME
Total area
6,500 SF
Lot
0.72 ac (31,500 SF)
Zoning code
HCD
APN
18-1N-28-0000-00307-0000
UPID
US18-3764004
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
$1.08M
CAP Approach
CAP
$1.08M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.08M
Owner & transaction history
Pangaea Group INC · 23 yrs held
Pangaea Group INC
since 2003
Last sale
$1.1M
2 recorded transactions
Zoning & alternative use
HCD · Milton, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+126.0%
Medical building
$1.1M
+81.7%
Warehouse, storage
$1.0M
+71.9%
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 Milton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Milton 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
$1,080,000
ML approach
$1,080,000
CAP Approach
CAP Return
Estimation
6%
$1,165,000
6.5%
$1,075,000
7%
$1,000,000
Alternative Use
Use
Estimation
RESTAURANT
$1,370,000
Change: +126% · Conversion: Easy
MEDICAL BUILDING
$1,100,000
Change: +82% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,040,000
Change: +72% · Conversion: Difficult
COMMERCIAL (GENERAL)
$765,000
Change: +26% · Conversion: Easy
Blend value · Realmo final
$1.08M
Range $972k – $1.19M · ±10% · vs last sale $1.08M (Dec 12 2024)
Last sale anchor
$1.08M
Dec 12 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
$166 / 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
$5,244
Tax year 2023
Assessed value
$442,521
Assessed 2023
Previous assessed
$384,452
+15.1% YoY
Effective rate
1.19%
On assessed value
Assessed land
$247,170
Assessed improvement
$195,351
Land market value
$247,170
Improvement market value
$195,351
Total market value
$442,521
Applied tax rate
22.0000
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
1985
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
5
Rooms
10
Bathrooms
7
Total area
6,500 SF
Lot
0.72 ac (31,500 SF)
Zoning code
HCD
APN
18-1N-28-0000-00307-0000
UPID
US18-3764004
Jurisdiction
SANTA ROSA
Zoning & alternative use
HCD · Milton, FL
Zoning HCD · permitted uses
HCD · Milton, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Milton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$765,000
RESTAURANT
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1985
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
5
Rooms
10
Bathrooms
7
Lot
0.72 ac
Current owner
From public records · entity-resolved
Pangaea Group INC
Entity
Mailing address
96 SNOOKS PATH, MARS HILL, NC 28754-9136
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 24, 2003
$608,000
Pangaea Group INC
James E Byrd Construction INC
Grant Deed
$547,200 · Bank Of Pensacola
—
—
Pangaea Group INC
—
Deed Of Trust
related
$230,000 · Gulf Coast Community Bank
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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