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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Investment properties
9860 Thomas Dr 1 Panama City Beach, FL 32408-1200
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-1827490
Property summary
AI-generated overview
This exceptional investment opportunity presents Lulu's Bar and Resto, a thriving restaurant and full-service bar located in the desirable Lake Town Wharf area of Panama City Beach, Florida. Built in 2007, this meticulously designed establishment boasts a contemporary aesthetic and a diverse menu, catering to a wide range of clientele. The fully equipped bar features a sophisticated design, complemented by floor-to-ceiling windows offering scenic views. Both indoor and outdoor seating options provide versatility for various events, from casual dining to private functions and corporate gatherings. Lulu's is a turnkey operation, including all fixtures, equipment, and necessary licenses. Financial details and growth projections are available to qualified buyers. The property's strategic location within Lake Town Wharf ensures continued success. This is a rare chance to acquire a well-established business with a proven track record, poised for continued growth. An option to purchase the restaurant only is also available. The asking price is $1,350,000. The address is 9860 S Thomas Drive, Panama City Beach, FL 32408.
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2007
Total area
568 SF
APN
40001-000-766
UPID
US18-1827490
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
$765k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$780k
Owner & transaction history
Ltw Commercial 1 LLC · 5 yrs held
Ltw Commercial 1 LLC
since 2021
Last sale
$820,000
2 recorded transactions
Zoning & alternative use
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
Method
Estimation
Statistic approach
$725,000
ML approach
$765,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$780k
Range $702k – $858k · ±10% · vs last sale $820k (May 26 2021)
Last sale anchor
$820k
May 26 2021
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
$1,373 / 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
$378
Tax year 2023
Assessed value
$14,200
Assessed 2023
Previous assessed
$14,200
+0.0% YoY
Effective rate
2.66%
On assessed value
Assessed improvement
$14,200
Improvement market value
$14,200
Total market value
$14,200
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2007
Heating
NONE
Units
1
Total area
568 SF
APN
40001-000-766
UPID
US18-1827490
Jurisdiction
BAY
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2007
Heating
NONE
Units
1
Current owner
From public records · entity-resolved
Ltw Commercial 1 LLC
Entity
Free & Clear · 5 yrs held
Mailing address
PO BOX 9418, PANAMA CITY BEACH, FL 32417-9418
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 26, 2021
—
Ltw Commercial 1 LLC
Darlington Street LLC
Quit Claim Deed
related
—
Feb 6, 2015
$820,000
Darlington Street LLC
Laketown Wharf Marketing II
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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