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Property profile & analytics
OFF-MARKET
Estimated value
$4,060,000
Retail space
9956 Hutchison Blvd Panama City Beach, FL 32407-3751
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-6271475
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2011
Construction
STEEL FRAME
Total area
24,964 SF
Lot
3.73 ac (162,479 SF)
APN
34990-350-010
UPID
US18-6271475
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
$5.03M
CAP Approach
CAP
$4.21M
Comparable Approach
Comparable
$3.84M
Blend (final)
Blend
$4.06M
Owner & transaction history
Callaway Bay Apartments LLC · 5 yrs held
Callaway Bay Apartments LLC
since 2020
Last sale
$4.1M
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.2M
+74.0%
Restaurant
$6.0M
+68.5%
Office building
$5.3M
+48.5%
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 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
$5,330,000
ML approach
$5,025,000
CAP Approach
CAP Return
Estimation
6%
$4,555,000
6.5%
$4,205,000
7%
$3,905,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,590,000
Current use
COMMERCIAL (GENERAL)
$6,245,000
Change: +74% · Conversion: Easy
RESTAURANT
$6,045,000
Change: +68% · Conversion: Easy
OFFICE BUILDING
$5,330,000
Change: +48% · Conversion: Easy
MEDICAL BUILDING
$2,965,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$4.06M
Range $3.65M – $4.47M · ±10% · vs last sale $4.10M (Dec 1 2020)
Last sale anchor
$4.10M
Dec 1 2020
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
$163 / 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
$38,222
Tax year 2023
Assessed value
$3,168,490
Assessed 2023
Previous assessed
$3,044,721
+4.1% YoY
Effective rate
1.21%
On assessed value
Assessed land
$839,250
Assessed improvement
$2,329,240
Land market value
$839,250
Improvement market value
$2,329,240
Total market value
$3,168,490
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2011
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Units
3
Rooms
12
Total area
24,964 SF
Lot
3.73 ac (162,479 SF)
APN
34990-350-010
UPID
US18-6271475
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
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$6.2M
RESTAURANT
Est. value
$6.0M
OFFICE BUILDING
Est. value
$5.3M
MEDICAL BUILDING
Est. value
$3.0M
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
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
2011
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Units
3
Rooms
12
Lot
3.73 ac
Current owner
From public records · entity-resolved
Callaway Bay Apartments LLC
Entity
Free & Clear · 5 yrs held
Mailing address
5929 SUNSET AVE, PANAMA CITY, FL 32408-6527
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2020
$4,100,000
Callaway Bay Apartments LLC
Southern Dev/ Misipi Corp
Warranty 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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