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Property profile & analytics
OFF-MARKET
Office Spaces
90 Sandal Ln Panama City Beach, FL 32413-4601
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US18-4541646
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2007
Construction
WOOD
Total area
4,690 SF
Lot
25.7 ac (1,119,492 SF)
Zoning code
PCB03
APN
37237-030-000
UPID
US18-4541646
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
by Request
Owner & transaction history
Retreat At Pcb Of Vo LLC · 6 yrs held
Retreat At Pcb Of Vo LLC
since 2020
Last sale
$41.4M
3 recorded transactions
Zoning & alternative use
PCB03 · Panama City 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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
$796,992
Tax year 2023
Assessed value
$79,583,880
Assessed 2023
Previous assessed
$58,998,851
+34.9% YoY
Effective rate
1.00%
On assessed value
Assessed land
$6,861,900
Assessed improvement
$72,721,980
Land market value
$6,861,900
Improvement market value
$72,721,980
Total market value
$79,583,880
Applied tax rate
13.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2007
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
4
Stories
1
Units
360
Rooms
10
Bathrooms
2
Total area
4,690 SF
Lot
25.7 ac (1,119,492 SF)
Zoning code
PCB03
APN
37237-030-000
UPID
US18-4541646
Jurisdiction
BAY
Zoning & alternative use
PCB03 · Panama City Beach, FL
Zoning PCB03 · permitted uses
PCB03 · 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.
Building & site characteristics
From public records
Year built
2007
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
4
Units
360
Rooms
10
Bathrooms
2
Lot
25.7 ac
Current owner
From public records · entity-resolved
Retreat At Pcb Of Vo LLC
Entity
Mailing address
18909 NE 29TH AVE, AVENTURA, FL 33180-2807
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 30, 2020
—
Retreat At Pcb Of Vo LLC
Retreat At Pcb Of Rp-bay LLC
Quit Claim Deed
$50,000,000 · Arbor Private Label LLC
Oct 5, 2015
$41,400,000
Retreat At Pcb Of Rp-bay LLC
App Borrower LLC
Grant Deed
—
Oct 5, 2015
—
Retreat At Pcb Of Rp-bay LLC
App Borrower LLC
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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