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Property profile & analytics
OFF-MARKET
Estimated value
$1,910,000
Commercial land
90 Ponce De Leon St Miramar Beach, FL 32550-4077
Entity Owned
~
Est. High Equity
Property ID
US18-6960368
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
3.92 ac (170,886 SF)
Zoning code
HWY 98
APN
28-2S-21-42000-018-0050
UPID
US18-6960368
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
$1.82M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.91M
Owner & transaction history
Drury Miramar LLC
Drury Miramar LLC
since 2026
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
HWY 98 · Miramar Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Miramar Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miramar 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
$1,830,000
ML approach
$1,815,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.91M
Range $1.72M – $2.10M · ±10% · vs last sale $1.99M (Jul 21 2022)
Last sale anchor
$1.99M
Jul 21 2022
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
—
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
$14,560
Tax year 2023
Assessed value
$1,602,377
Assessed 2023
Previous assessed
$1,778,639
-9.9% YoY
Effective rate
0.91%
On assessed value
Assessed land
$1,602,377
Land market value
$1,602,377
Total market value
$1,602,377
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
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
3.92 ac (170,886 SF)
Zoning code
HWY 98
APN
28-2S-21-42000-018-0050
UPID
US18-6960368
Jurisdiction
WALTON
Zoning & alternative use
HWY 98 · Miramar Beach, FLZoning HWY 98 · permitted uses
HWY 98 · Miramar Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Lot
3.92 ac
Current owner
From public records · entity-resolved
Drury Miramar LLC
Entity
Mailing address
13121 EASTPOINT PARK BLVD STE B, LOUISVILLE, KY 40223-4192
Ownership since
2026
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 4, 2026
$19,165,000
Drury Miramar LLC
Hotel One Partners Miramar Beach LLC
Special Warranty Deed
$15,000,000 · Banterra Bank
Jul 21, 2022
—
Hotel One Partners Miramar Beach Ll
Destin Sandestin Hospitality LLC
Intrafamily Transfer
related
—
Aug 31, 2021
$1,994,400
Destin Sandestin Hospitality LLC
Legendry Living Miramar Beach LLC
Warranty Deed
$1,100,000 · Community Bank Of Louisiana
Jan 29, 2019
$4,300,000
Blake At Miramar Beach LLC
Legendary Living Miramar Bch L
Trustees Deed
$26,160,117 · Iberiabank
Aug 13, 2018
$2,750,000
Legendary Living Miramar Bch L
First Citizens Bk
Grant Deed
—
Dec 17, 2014
—
First Citizens Bk & Trust Co
Destin Exchange LLC Coc
Trustees Deed
related
—
Jul 14, 2005
$6,000,000
Destin Exchange LLC
Rushing,charles E
Grant Deed
$5,160,000 · Amsouth Bank
—
—
Charles E Rushing
—
Deed Of Trust
related
$550,000 · Abernathy & Timberlake Inv Gro
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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