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Property profile & analytics
OFF-MARKET
Estimated value
$2,720,000
Outlet malls
800 15th St Mexico Beach, FL 32456-7121
Entity Owned
Absentee Owner
Free & Clear
Property ID
US18-2827729
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,387 SF
Lot
16.5 ac (718,740 SF)
Zoning code
MB03
APN
04173-010-000
UPID
US18-2827729
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
$2.76M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.72M
Owner & transaction history
Mexico Beach Holding LLC
Mexico Beach Holding LLC
since 2025
Last sale
$2.7M
5 recorded transactions
Zoning & alternative use
MB03 · Mexico Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.1M
+152.3%
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 Mexico Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mexico 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
$2,785,000
ML approach
$2,755,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,080,000
Change: +152% · Conversion: Difficult
Blend value · Realmo final
$2.72M
Range $2.45M – $2.99M · ±10% · vs last sale $2.67M (Dec 22 2020)
Last sale anchor
$2.67M
Dec 22 2020
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
$620 / 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
$36,779
Tax year 2023
Assessed value
$2,160,429
Assessed 2023
Previous assessed
$2,160,429
+0.0% YoY
Effective rate
1.70%
On assessed value
Assessed land
$1,831,500
Assessed improvement
$328,929
Land market value
$1,831,500
Improvement market value
$328,929
Total market value
$2,160,429
Applied tax rate
8.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
RADIANT
Cooling
WINDOW A/C
Buildings
2
Stories
1
Units
1
Rooms
4
Bathrooms
2
Total area
4,387 SF
Lot
16.5 ac (718,740 SF)
Zoning code
MB03
APN
04173-010-000
UPID
US18-2827729
Jurisdiction
BAY
Zoning & alternative use
MB03 · Mexico Beach, FL
Zoning MB03 · permitted uses
MB03 · Mexico Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mexico Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$2.1M
AUTO REPAIR, GARAGE
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
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
RADIANT
Cooling
Yes
Stories
1
Buildings
2
Units
1
Rooms
4
Bathrooms
2
Lot
16.5 ac
Current owner
From public records · entity-resolved
Mexico Beach Holding LLC
Entity
Free & Clear · 0 yrs held
Mailing address
22105 MARSH RABBIT RUN, PANAMA CITY BEACH, FL 32413-1487
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Nov 21, 2025
$3,650,000
Mexico Beach Holding LLC
Nissim Afuta
Warranty Deed
—
Sep 29, 2025
—
Nissim Afuta
—
Deed
related
$126,039 · Cs Real Estate Services LLC
Nov 6, 2000
$325,000
Stephen A Brinkmeier
Mahler,james D
Grant Deed
$320,000 · Citizens Fed'l Sav Bank St Joe
Apr 2, 1998
$160,000
James D Mahler
Mahler,jane
Grant Deed
related
$130,000 · Citizens Fed'l Sav Bank St Joe
—
—
Stephen A Brinkmeier
—
Deed Of Trust
related
$423,000 · Bayside Savings 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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