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Property profile & analytics
OFF-MARKET
Turn key restaurants
Herons Watch Way Santa Rosa Beach, FL 32459
Entity Owned
7-yr Hold
Free & Clear
Property ID
US18-5985519
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1990
Total area
6,444 SF
Lot
0.78 ac (34,064 SF)
Zoning code
LKDUNE
APN
19-3S-18-16000-002-00A1
UPID
US18-5985519
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
Kotomolo Holdings 3 LLC · 7 yrs held
Kotomolo Holdings 3 LLC
since 2019
7 recorded transactions
Zoning & alternative use
LKDUNE · Santa Rosa 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 Santa Rosa Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Rosa 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
$4,662
Tax year 2023
Assessed value
$527,780
Assessed 2023
Previous assessed
$472,380
+11.7% YoY
Effective rate
0.88%
On assessed value
Assessed land
$511,500
Assessed improvement
$16,280
Land market value
$511,500
Improvement market value
$16,280
Total market value
$527,780
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1990
Heating
YES
Cooling
CENTRAL
Stories
1
Bathrooms
6
Total area
6,444 SF
Lot
0.78 ac (34,064 SF)
Zoning code
LKDUNE
APN
19-3S-18-16000-002-00A1
UPID
US18-5985519
Jurisdiction
WALTON
Zoning & alternative use
LKDUNE · Santa Rosa Beach, FLZoning LKDUNE · permitted uses
LKDUNE · Santa Rosa Beach, FL
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
1990
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
6
Lot
0.78 ac
Current owner
From public records · entity-resolved
Kotomolo Holdings 3 LLC
Entity
Free & Clear · 7 yrs held
Mailing address
5221 E COUNTY HWY 30A, SANTA ROSA BEACH, FL 32459-6560
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 14, 2019
$100
Kotomolo Holdings 3 LLC
Atlas Exchange 159 LLC
Quit Claim Deed
related
—
Dec 18, 2018
$4,800,000
Atlas Exchange 159 LLC
Coastal Innovations LLC
Warranty Deed
—
Apr 3, 2014
$3,000,000
Coastal Innovations LLC
Fish House Real Estate LLC
Warranty Deed
$1,550,000 · Centennial Bank
Dec 30, 2011
$1,310,000
Fish House Real Estate LLC
Bancorpsouth Bk
Grant Deed
—
Jan 28, 2008
$2,800,000
Worth House LLC
Eastern Lake Village Series Ll
Warranty Deed
$2,875,000 · Bancorp South Bank
May 20, 2003
$1,495,000
Eastern Lake Vllg Series LLC
Three Amigos INC
Grant Deed
$2,000,000 · First National Bank
Sep 24, 2002
$7,000
Eastern Lake Village Ltd
Three Amigosinc
Grant Deed
—
Jun 18, 1999
$1,550,000
Three Amigos INC
Tsoulkanas,nicholas & Annmarie
Grant Deed
$1,400,000 · First American Bank Walton
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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