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    Cutler Bay Assisted Living Facility Title is generated by Realmo AI

    9760 Memorial Rd, Cutler Bay, FL 33157

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    Claim this Listing
    For Sale
    $1,000,000

    Turnkey, fully operational assisted living facility with transferable license.

    Type:Commercial
    Property size:
    1,647 SF
    Lot size:
    0.20 Acres
    Price / SF:
    $607/SF
    Added:
    May 16, 2026
    Days on Market:
    15
    Last Refresh:
    May 16 at 3:01 am

    Property Features for 9760 Memorial Rd

    General Information

    Standard status
    Active
    Size
    1,647 SF
    Lot size
    0.20 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1958

    We can help!

    Listing Contact
    Ariel Gomez
    Ariel Gomez

    Listing agent Ariel Gomez License #3304847

    Listing office Canvas Real Estate

    Listing date May 16, 2026

    Source Elliman

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Canvas Real Estate

    HighLights

    • Fully operational Assisted Living Facility (ALF) with transferable license and continuous operation since 2019.
    • Full occupancy across 6 beds with existing resident contracts ensuring immediate cash flow.
    • Recent upgrades including impact‑resistant windows, new roof, and backup generator.
    • Located in a prime residential area of Cutler Bay.
    • 1,647 sq. ft. living area on an 8,525 sq. ft. lot.
    • Highly qualified care team with extensive industry experience in place.

    Overview

    This is a fully operational assisted living facility in Cutler Bay that has been in continuous operation since 2019. The property features a current and transferable license and full occupancy across its 6 beds. The residence offers 1,647 sq. ft. of living area on an 8,525 sq. ft. lot. It is delivered in excellent condition, ensuring operational continuity. Recent upgrades include impact-resistant windows, a new roof, and a backup generator. Located in a residential area of Cutler Bay, the facility provides a professional environment supported by a qualified care team. Existing resident contracts will remain in place after closing, ensuring stable cash flow for the new owner. Additional resident services enhance the facility's competitive edge and generate supplementary revenue streams. The property is ideal for investors or operators looking to add a stable, profitable business to their portfolio within South Florida's senior care sector. The location has a bike score of 52, indicating it is bikeable, a walk score of 42, indicating it is car-dependent, and a transit score of 36, indicating some transit options are available.
    Location Intelligence

    Current Use by Public Records

    Assisted living facilities

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Senior Living Cutler Bay, FL — 103.60 SW 186th St #973079, Miami, FL 33197
    • Harmony Family Home Care — 9245 SW 208th Terrace, Cutler Bay, FL 33189
    • Bel Aire Retirement Home — 9955 SW 196th St, Cutler Bay, FL 33157
    • Haven Retirement Home — 10601 Caribbean Blvd, Cutler Bay, FL 33189
    • House of Diamond Recovery Home & Medical Wellness Spa LLC — 19101 S Dixie Hwy, Cutler Bay, FL 33157

    Location Insight

    • Map
    • Local Demand
    City
    Cutler Bay
    County
    Miami-Dade
    State
    Florida
    Longitude
    -80.34911
    Latitude
    25.584402

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    FAQs

    What type of property is this?
    Assisted living facility - Turnkey, fully operational assisted living facility with transferable license.
    Where is this assisted living facility located?
    The property is located at 9760 Memorial Rd Cutler Bay, FL.
    What is the asking price?
    The asking price for this property is $1,000,000.
    What are key features of this property?
    This property features: Fully operational Assisted Living Facility (ALF) with transferable license and continuous operation since 2019.; Full occupancy across 6 beds with existing resident contracts ensuring immediate cash flow.; Recent upgrades including impact‑resistant windows, new roof, and backup generator.
    (786) 862-4523
    We can help!
    Listing Contact
    Ariel Gomez
    Ariel Gomez
    Real Estate License ID: 3304847
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    9760 Memorial Rd, Cutler Bay, FL 33157
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