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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Bars & Pubs
8711 Thomas Dr Panama City Beach, FL 32408-4001
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-5098414
Property profile
Verified
Property type
Bars & Pubs
Use group
NIGHTCLUB (COCKTAIL LOUNGE)
Year built
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
9,438 SF
Lot
0.61 ac (26,375 SF)
Zoning code
BC23
APN
30455-000-000
UPID
US18-5098414
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$610k
Owner & transaction history
Charby Land LLC · 2 yrs held
Charby Land LLC
since 2024
7 recorded transactions
Zoning & alternative use
BC23 · Panama City Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$920,000
+38.4%
Auto repair, garage
$900,000
+35.5%
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 Panama City Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Panama City 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NIGHTCLUB (COCKTAIL LOUNGE)
$665,000
Current use
RESTAURANT
$920,000
Change: +38% · Conversion: Difficult
AUTO REPAIR, GARAGE
$900,000
Change: +36% · Conversion: Difficult
RETAIL STORES
$610,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$610,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$610k
Range $549k – $671k · ±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
$65 / 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
$9,286
Tax year 2023
Assessed value
$820,564
Assessed 2023
Previous assessed
$829,213
-1.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$653,045
Assessed improvement
$167,519
Land market value
$653,045
Improvement market value
$167,519
Total market value
$820,564
Applied tax rate
56.0000
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
Bars & Pubs
Use group
NIGHTCLUB (COCKTAIL LOUNGE)
Status
Off-Market
Year built
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
2
Rooms
10
Total area
9,438 SF
Lot
0.61 ac (26,375 SF)
Zoning code
BC23
APN
30455-000-000
UPID
US18-5098414
Jurisdiction
BAY
Zoning & alternative use
BC23 · Panama City Beach, FL
Zoning BC23 · permitted uses
BC23 · Panama City Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Panama City Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NIGHTCLUB (COCKTAIL LOUNGE) Current
Est. value
$665,000
RESTAURANT
Est. value
$920,000
AUTO REPAIR, GARAGE
Est. value
$900,000
RETAIL STORES
Est. value
$610,000
MEDICAL BUILDING
Est. value
$610,000
NIGHTCLUB (COCKTAIL LOUNGE) Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
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
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Rooms
10
Lot
0.61 ac
Current owner
From public records · entity-resolved
Charby Land LLC
Entity
Free & Clear · 2 yrs held
Mailing address
236 WOODLAWN DR, PANAMA CITY BEACH, FL 32407-5451
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2024
$508,000
Charby Land LLC
Charlotte Newby
Quitclaim Deed
related
—
Jul 3, 2018
—
Newby,charlotte Trust
Newby Melva Trust
Quit Claim Deed
related
—
Jan 5, 2018
—
Newby,melva Trust
—
Deed
related
—
—
—
Newby,melva Trust
—
Loan Modification
related
—
—
—
Newby,melva Trust
—
Loan Modification
related
—
—
—
Melva Newby Liquors INC
—
Loan Modification
related
$680,000 · Centennial Bk
—
—
Melva Newby
—
Deed Of Trust
related
$400,000 · Coastal Community Bank
—
—
Newby,melva Trust
—
Loan Modification
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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