10401 186th St Cutler Bay, FL 33157-6715
Entity Owned
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$3.20M
Range $2.88M – $3.52M (±10%)
Implied cap rate
6.00%
In-place · NOI ÷ last sale
Property ID
US18-4787719
Property summary
AI-generated overview
This free-standing industrial warehouse, located at 10401 SW 186 Street in Miami-Dade County, offers 17,734 square feet of space for lease or sale. Built in 1983 and zoned for industrial use, the property features four suites, with a minimum divisible space of 2,000 square feet and a maximum contiguous space of 17,734 square feet. The building boasts ceiling heights ranging from 16 to 20 feet, providing ample vertical space for various operations. The property sits on a 27,105 square foot lot, offering potential for expansion or private yard space. Ample parking is available for employees and clients. This versatile space is well-suited for a variety of businesses, including but not limited to aircraft parts companies, service contractors, construction firms, and auto repair shops. The property's prime Miami location and modern amenities make it an excellent opportunity for businesses seeking a strategic presence in a thriving commercial area. Currently, there is 35,468 square feet of vacant space available. This exceptional property presents a unique chance to establish or expand your business in a dynamic and convenient location.
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PROCESSING
Year built
1983
Construction
CONCRETE
Total area
17,734 SF
Lot
0.62 ac (27,105 SF)
Zoning code
7050
APN
30-6005-009-0160
UPID
US18-4787719
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.40M
CAP Approach
CAP
$2.95M
Comparable Approach
Comparable
$3.01M
Blend (final)
Blend
$3.20M
Owner & transaction history
since 2026
Last sale
$3.8M
6 recorded transactions
Zoning & alternative use
7050 · Cutler Bay, FL
Top alternative use upside
Neighborhood: shopping center
$5.1M
+40.8%
Warehouse, storage
$4.9M
+34.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 10 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.20M
Value range
$2.88M – $3.52M
±10% around blend
Estimated value / SF
$180 / SF
Confidence
High
10 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
100
$2.88M
blend $3.20M
$3.52M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
17,734 SF
Lot area
0.62 ac
Year built
1983
Stories
2
APN
30-6005-009-0160
Assessed value
$1,908,000
Annual tax
$32,670
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.95M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.19M
@ 6.5% CAP return
$2.95M
@ 7% CAP return
$2.74M
4
Sales comparison
Partial preview
Sales approach indication
$7.45M
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.7 mi away · 16,864 SF
9.6 mi away · 21,648 SF
9.6 mi away · 13,162 SF
12.9 mi away · 21,987 SF
15.8 mi away · 16,113 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.20M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 80 sales
$204
-11%
County 2032 sales
$249
-28%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $180/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+41%
vs current-use indication
Warehouse, Storage
Industrial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 10 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
6.00%
Implied, in-place cap rate for this manufacturing properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.00%
9.0%
NOI (est.)
$266k *
Last sale · Feb 2026
$3.80M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.43M
Move the market yield to see immediate price impact.
Value / SF
$250
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.50%6.00%6.50%
$239k
$4.35M
$3.99M
$3.68M
$266k
$4.84M
$4.43M
$4.09M
$293k
$5.32M
$4.88M
$4.50M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$10.48M
4.6 mi · Mar 2026 · $581/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$32,670
Tax year 2023
Assessed value
$1,908,000
Assessed 2023
Previous assessed
$2,214,000
-13.8% YoY
Effective rate
1.71%
On assessed value
Assessed land
$813,150
Assessed improvement
$1,094,850
Land market value
$813,150
Improvement market value
$1,094,850
Total market value
$1,908,000
Applied tax rate
3,000.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
FOOD PROCESSING
Status
Off-Market
Year built
1983
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
17,734 SF
Lot
0.62 ac (27,105 SF)
Zoning code
7050
APN
30-6005-009-0160
UPID
US18-4787719
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7050 · Cutler Bay, FLZoning 7050 · permitted uses
7050 · Cutler Bay, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1983
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.62 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
7050
Jurisdiction
Cutler Bay, FL
Recorded code
7050
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 7050 in Cutler Bay, FL.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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