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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Commercial land
903 Hwy 98 Mexico Beach, FL 32456-7058
Entity Owned
17-yr Hold
Free & Clear
Property ID
US18-1746964
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,800 SF
Lot
0.07 ac (2,875 SF)
Zoning code
MB05
APN
04409-000-000
UPID
US18-1746964
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
$435k
Comparable Approach
Comparable
$619k
Blend (final)
Blend
$540k
Owner & transaction history
Kent Monroe Holdings LLC · 17 yrs held
Kent Monroe Holdings LLC
since 2009
6 recorded transactions
Zoning & alternative use
MB05 · Mexico Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$560,000
+29.8%
Retail stores
$525,000
+21.8%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$475,000
6.5%
$435,000
7%
$405,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$430,000
Current use
OFFICE BUILDING
$560,000
Change: +30% · Conversion: Easy
RETAIL STORES
$525,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$410,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$540k
Range $486k – $594k · ±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
$193 / 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
$5,603
Tax year 2023
Assessed value
$525,600
Assessed 2023
Previous assessed
$316,800
+65.9% YoY
Effective rate
1.07%
On assessed value
Assessed land
$525,600
Land market value
$525,600
Total market value
$525,600
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Rooms
16
Total area
2,800 SF
Lot
0.07 ac (2,875 SF)
Zoning code
MB05
APN
04409-000-000
UPID
US18-1746964
Jurisdiction
BAY
Zoning & alternative use
MB05 · Mexico Beach, FL
Zoning MB05 · permitted uses
MB05 · 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
COMMERCIAL (GENERAL) Current
Est. value
$430,000
OFFICE BUILDING
Est. value
$560,000
RETAIL STORES
Est. value
$525,000
MEDICAL BUILDING
Est. value
$410,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
16
Lot
0.07 ac
Current owner
From public records · entity-resolved
Kent Monroe Holdings LLC
Entity
Free & Clear · 17 yrs held
Mailing address
1405 W 25TH ST, HOUSTON, TX 77008-1619
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 6, 2009
—
Kent Monroe Holdings LLC
Kent,michael L
Quit Claim Deed
—
May 5, 2006
$1,000,000
Michael L Kent
Kent,charles M & Patricia D
Warranty Deed
related
$1,000,000 · Charles M & Patricia D Kent
May 6, 2003
$315,000
John R Moody
Kent,charles M & Patricia D
Grant Deed
$299,250 · Principal Residential Mtg
Apr 15, 2002
—
Charles M Kent
Godwin,ike
Grant Deed
related
—
Oct 4, 2001
$295,000
Raymond Moss
Godwin,ike
Grant Deed
$221,250 · Peachtree National Bank
Sep 7, 2000
$490,000
Ike Godwin
Kent,charles M & Patricia D
Grant Deed
—
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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