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Property profile & analytics
OFF-MARKET
Estimated value
$2,930,000
Office buildings
84 Elbow Bch Rd Inlet Beach, FL 32461
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-6950185
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2021
Total area
10,706 SF
Lot
22.45 ac (977,791 SF)
APN
26-3S-18-16000-003-0000
UPID
US18-6950185
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
$2.22M
Comparable Approach
Comparable
$3.29M
Blend (final)
Blend
$2.93M
Owner & transaction history
Silver Shells LLC · 2 yrs held
Silver Shells LLC
since 2023
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.6M
+13.5%
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 Inlet Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Inlet 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%
$2,400,000
6.5%
$2,215,000
7%
$2,055,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,285,000
Current use
RESTAURANT
$2,595,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$2.93M
Range $2.64M – $3.22M · ±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
$274 / 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
$107,413
Tax year 2023
Assessed value
$13,799,497
Assessed 2023
Previous assessed
$11,709,044
+17.9% YoY
Effective rate
0.78%
On assessed value
Assessed land
$2,470,862
Assessed improvement
$11,328,635
Land market value
$2,470,862
Improvement market value
$11,328,635
Total market value
$13,799,497
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
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2021
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
7
Stories
1
Rooms
3
Bathrooms
18
Total area
10,706 SF
Lot
22.45 ac (977,791 SF)
APN
26-3S-18-16000-003-0000
UPID
US18-6950185
Jurisdiction
WALTON
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
OFFICE BUILDING Current
Est. value
$2.3M
RESTAURANT
Est. value
$2.6M
OFFICE BUILDING Current
RESTAURANT
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
2021
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
7
Rooms
3
Bathrooms
18
Lot
22.45 ac
Current owner
From public records · entity-resolved
Silver Shells LLC
Entity
Free & Clear · 2 yrs held
Mailing address
9300 US HWY 98, MIRAMAR BEACH, FL 32550-7268
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
30 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 30, 2023
—
Silver Shells LLC
Ebsco Gulf Coast Development INC
Agreement Of Sale
—
Mar 1, 2023
—
Tc6 Development LLC
Ebsco Gulf Coast Development INC
Warranty Deed
—
Nov 17, 2022
—
Qqr Development LLC
Ebsco Gulf Coast Development
Warranty Deed
—
Jul 15, 2022
—
Ebsco Gulf Coast Development INC
Charles C Whitley
Agreement Of Sale
—
Apr 20, 2022
—
Ebsco Gulf Coast Development INC
Elbow Beach I LLC
Agreement Of Sale
—
Mar 10, 2022
$2,080,000
Low Watt LLC
Ebsco Gulf Coast Development INC
Warranty Deed
—
Mar 10, 2022
—
Ebsco Gulf Coast Development INC
Low Watt LLC
Agreement Of Sale
—
Dec 22, 2021
$1,730,000
Jason D Krieser
Ebsco Gulf Coast Development INC
Special Warranty Deed
$1,260,000 · The First A National Banking Assn
Dec 22, 2021
—
Jason D Krieser
Ebsco Gulf Coast Development INC
Agreement Of Sale
—
Nov 9, 2021
$1,525,000
Equity Trust Company
Ebsco Gulf Coast Developement INC
Special Warranty Deed
—
Sep 27, 2021
—
Uu7 LLC
Ebsco Gulf Coast Development INC
Agreement Of Sale
—
Sep 27, 2021
$1,795,000
Uu7 LLC
Ebsco Gulf Coast Development INC
Special Warranty Deed
—
Sep 22, 2021
—
Vivek Pandya
Ebsco Gulf Coast Development INC
Agreement Of Sale
—
Sep 22, 2021
$1,750,000
Robert C Ryan
Ebsco Gulf Coast Development INC
Special Warranty Deed
$1,312,500 · The First A National Banking Assn
Sep 22, 2021
$1,885,000
Ranvir Singh
Ebsco Gulf Coast Development INC
Special Warranty Deed
$1,225,250 · Synovus Bank
Sep 22, 2021
$1,875,000
Vivek Pandya
Ebsco Gulf Coast Development INC
Warranty Deed
—
Aug 17, 2021
$1,651,100
Hjm On 30a LLC
Ebsco Gulf Coast Development INC
Special Warranty Deed
$1,280,880 · Thomasville National Bank
Aug 17, 2021
$1,601,000
Sunchase Holdings LLC
Ebsco Gulf Coast Development INC
Warranty Deed
$1,288,000 · First Port City Bank
Aug 9, 2021
$1,360,000
Jab Holdings LLC
Ebsco Gulf Coast Development INC
Special Warranty Deed
—
Mar 9, 2020
—
Egcd Conservation INC
Ebsco Gulf Coast Dev INC
Correction Deed
related
—
Oct 4, 2017
—
Ab May Dev LLC
Ebsco Gulf Coast Dev INC
Warranty Deed
related
—
Jan 15, 2007
—
Egcd Conservation INC
Ebsco Gulf Coast Dev INC
Grant Deed
related
—
Mar 2, 2006
—
Board Of Cnty Commissioners
Egcd Conservation INC
Grant Deed
related
—
Nov 1, 2005
$2,673,900
Alys H5 Real Estate LLC
Ebsco Gulf Coast Dev INC
Grant Deed
—
Aug 24, 2005
$1,825,100
Valley Green Partners LLP
Ebsco Gulf Coast Dev INC
Grant Deed
$1,460,000 · Suntrust Mortgage INC
Mar 17, 2005
$2,297,200
Thomas T Brown
Ebsco Gulf Coast Development INC
Corporation Deed
$2,067,412 · Suntrust Mortgage INC
Mar 8, 2005
$1,625,800
Oasis Real Estate Service INC
Ebsco Gulf Coast Dev INC
Grant Deed
$1,100,000 · Destin Bank
Feb 28, 2005
$1,954,200
Johnny E Bell JR.
Ebsco Gulf Coast Dev INC
Grant Deed
$1,500,000 · Amsouth Bank
Feb 18, 2005
$1,984,500
Hartley W G III & A S Trust
Ebsco Gulf Coast Dev INC
Grant Deed
$1,121,294 · Regions Bank
Nov 19, 2004
$2,483,500
Egcd Conservation INC
Ebsco Gulf Coast Dev INC
Quit Claim Deed
related
—
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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