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Property profile & analytics
FOR SALE
Manufacturing properties
10338 SW 187Th St 14 Cutler Bay, FL 33157
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-0294049
For Sale
1 / 30
$2,159,500
10338 SW 187Th St,Unit 14, Cutler Bay, FL 33157
View Listing →
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1976
Total area
3,730 SF
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
30-6005-084-0050
UPID
US18-0294049
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
$620k
Comparable Approach
Comparable
$706k
Blend (final)
Blend
$735k
Owner & transaction history
Herkomi INC · 5 yrs held
Herkomi INC
since 2020
Last sale
$900,000
7 recorded transactions
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Cutler Bay, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.1M
+45.8%
Neighborhood: shopping center
$1.1M
+39.4%
Office building
$1.0M
+34.5%
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 Cutler Bay submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cutler Bay 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%
$670,000
6.5%
$620,000
7%
$575,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$760,000
Current use
WAREHOUSE, STORAGE
$1,110,000
Change: +46% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,060,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$1,025,000
Change: +35% · Conversion: Difficult
Blend value · Realmo final
$735k
Range $662k – $809k · ±10% · vs last sale $900k (Aug 12 2020)
Last sale anchor
$900k
Aug 12 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
$197 / 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
$6,042
Tax year 2023
Assessed value
$447,600
Assessed 2023
Previous assessed
$298,400
+50.0% YoY
Effective rate
1.35%
On assessed value
Total market value
$447,600
Applied tax rate
3,000.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
For Sale
Year built
1976
Heating
NONE
Total area
3,730 SF
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
30-6005-084-0050
UPID
US18-0294049
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Cutler Bay, FLZoning 7100:INDUSTRIAL,LIGHT MFG · permitted uses
7100:INDUSTRIAL,LIGHT MFG · Cutler Bay, 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
INDUSTRIAL (GENERAL) Current
Est. value
$760,000
WAREHOUSE, STORAGE
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.0M
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE 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
1976
Heating
NONE
Current owner
From public records · entity-resolved
Herkomi INC
Entity
Mailing address
12975 SW 132ND ST, MIAMI, FL 33186-6283
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 12, 2020
$900,000
Herkomi INC
Grove Square Holdings LLC
Grant Deed
$620,000 · Grove Square Holdings LLC
Nov 12, 2013
$186,300
Grove Square Holdings LLC
Suntrust Bk
Grant Deed
—
Feb 14, 2013
$24,600
Suntrust Bk
Lefrang Uniforms LLC Coc
Trustees Deed
related
—
Jun 30, 2008
—
Lefrang Uniforms LLC
Martha Dlira
Quit Claim Deed
related
$286,000 · Suntrust Bank
Aug 4, 2006
$215,000
Martha Dlira
Gross Elias
Warranty Deed
$200,000 · Gross Elias (te)
Jan 26, 2005
—
Gross Elias Tr
—
Deed Of Trust
related
$1,500,000 · Totalbank
—
—
Gross Elias Tr
—
Deed Of Trust
related
$1,500,000 · Totalbank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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