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Property profile & analytics
OFF-MARKET
Estimated value
$2,755,000
Office buildings
10101 Dixie Hwy Pinecrest, FL 33156-3146
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US18-5514811
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1940
Construction
CONCRETE
Total area
4,791 SF
Lot
0.67 ac (29,087 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
20-5002-008-0050
UPID
US18-5514811
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
Current use
Occupant on record · Public records
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.26M
Comparable Approach
Comparable
$3.30M
Blend (final)
Blend
$2.76M
Owner & transaction history
H & H Partners Lllp · 8 yrs held
H & H Partners Lllp
since 2018
7 recorded transactions
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Pinecrest, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.5M
+42.1%
Auto repair, garage
$3.1M
+25.7%
Retail stores
$2.7M
+10.0%
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 Pinecrest submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pinecrest 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%
$2,445,000
6.5%
$2,255,000
7%
$2,095,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,490,000
Current use
COMMERCIAL (GENERAL)
$3,540,000
Change: +42% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,130,000
Change: +26% · Conversion: Difficult
RETAIL STORES
$2,740,000
Change: +10% · Conversion: Moderate
MEDICAL BUILDING
$2,105,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$2.76M
Range $2.48M – $3.03M · ±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
$575 / 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
$55,920
Tax year 2023
Assessed value
$4,451,311
Assessed 2023
Previous assessed
$4,451,311
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$4,450,311
Assessed improvement
$1,000
Land market value
$4,450,311
Improvement market value
$1,000
Total market value
$4,451,311
Applied tax rate
2,000.0000
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
1940
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Bathrooms
5
Total area
4,791 SF
Lot
0.67 ac (29,087 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
20-5002-008-0050
UPID
US18-5514811
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Pinecrest, FLZoning 6100:COMMERCIAL,NEIGHBRHD · permitted uses
6100:COMMERCIAL,NEIGHBRHD · Pinecrest, 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
$2.5M
COMMERCIAL (GENERAL)
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$3.1M
RETAIL STORES
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.1M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
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
1940
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
5
Lot
0.67 ac
Current owner
From public records · entity-resolved
H & H Partners Lllp
Entity
Mailing address
10101 S DIXIE HWY, PINECREST, FL 33156-3146
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
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
May 7, 2018
$3,024,400
H & H Partners Lllp
10101 R E Holding LLC
Warranty Deed
—
Jan 14, 2011
$1,950,000
10101 R E Holding LLC
10101 S Dixie Hwy LLC
Warranty Deed
$1,150,000 · First National Bank Of South Miami
Mar 12, 2009
—
10101 S Dixie Hwy LLC
Keyes
Grant Deed
—
—
—
Keys Co
—
Deed Of Trust
related
$3,000,000 · Bank Of America
—
—
10101 S Federal Hwy LLC
—
Deed Of Trust
related
$1,625,000 · Mellon United National Bank
—
—
10101 Re Holding LLC
—
Loan Modification
related
$1,365,930 · First Nat'l Bk/s Miami
—
—
10101 Re Holding LLC
—
Deed Of Trust
related
$1,420,000 · First Nat'l Bk/s Miami
—
—
10101 Re Holding LLC
—
Deed Of Trust
related
$920,000 · First National Bank South Miam
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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