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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Office buildings
9561 Us Hwy 98th W Miramar Beach, FL 32550-7272
Entity Owned
10-yr Hold
Free & Clear
Property ID
US18-5056948
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1997
Construction
STEEL FRAME
Total area
3,250 SF
Lot
0.49 ac (21,562 SF)
Zoning code
HWY 98
APN
34-2S-21-42060-002-0110
UPID
US18-5056948
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
$670k
Comparable Approach
Comparable
$804k
Blend (final)
Blend
$700k
Owner & transaction history
Solid Equities INC · 10 yrs held
Solid Equities INC
since 2016
7 recorded transactions
Zoning & alternative use
HWY 98 · Miramar Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.0M
+60.4%
Commercial (general)
$920,000
+41.5%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$730,000
6.5%
$670,000
7%
$625,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$650,000
Current use
RETAIL STORES
$1,045,000
Change: +60% · Conversion: Moderate
COMMERCIAL (GENERAL)
$920,000
Change: +41% · Conversion: Easy
Blend value · Realmo final
$700k
Range $630k – $770k · ±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
$215 / 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
$8,120
Tax year 2023
Assessed value
$893,693
Assessed 2023
Previous assessed
$972,364
-8.1% YoY
Effective rate
0.91%
On assessed value
Assessed land
$315,576
Assessed improvement
$578,117
Land market value
$315,576
Improvement market value
$578,117
Total market value
$893,693
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1997
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
3
Bathrooms
1
Total area
3,250 SF
Lot
0.49 ac (21,562 SF)
Zoning code
HWY 98
APN
34-2S-21-42060-002-0110
UPID
US18-5056948
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
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$650,000
RETAIL STORES
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$920,000
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
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
1997
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
3
Bathrooms
1
Lot
0.49 ac
Current owner
From public records · entity-resolved
Solid Equities INC
Entity
Free & Clear · 10 yrs held
Mailing address
8641 UNITED PLZ BLVD, BATON ROUGE, LA 70809-7032
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2020
—
Solid Equities INC
—
Deed
related
$650,000 · Servisfirst Bk
Jun 9, 2016
—
Solid Equities INC
Holmes Gary W Trust
Grant Deed
—
Jun 2, 2016
$850,000
Solid Equities INC
Holmes Gary W Trust
Warranty Deed
—
Aug 18, 2010
—
Holmes Gary W Trust
Holmes,gary W
Quit Claim Deed
related
—
Jul 1, 2005
—
Gary W Holmes
Shoe Salon INC
Quit Claim Deed
related
—
—
—
Holmes,gary W
—
Loan Modification
related
$932,379 · Hancock Bk
—
—
Holmes,gary W Trust
—
Deed Of Trust
related
$1,225,150 · First Fl Bk
—
—
Solid Equities INC
—
Deed Of Trust
related
$650,000 · Servisfirst Bk
—
—
Gary W Holmes
—
Deed Of Trust
related
$1,210,291 · Peoples First Community Bank
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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