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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Office buildings
10440 186th Ter Cutler Bay, FL 33157-6723
Individually Owned
10-yr Hold
Free & Clear
Property ID
US18-6319805
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1959
Construction
CONCRETE
Total area
1,100 SF
Lot
0.23 ac (10,000 SF)
Zoning code
7050
APN
30-6005-005-0030
UPID
US18-6319805
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
$950k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$950k
Owner & transaction history
Daniel Del Sol · 10 yrs held
Daniel Del Sol
since 2016
Last sale
$950,000
4 recorded transactions
Zoning & alternative use
7050 · Cutler Bay, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$815,000
+169.6%
Auto repair, garage
$720,000
+138.4%
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
$950,000
ML approach
$950,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$815,000
Change: +170% · Conversion: Easy
AUTO REPAIR, GARAGE
$720,000
Change: +138% · Conversion: Difficult
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±10% · vs last sale $950k (Nov 19 2024)
Last sale anchor
$950k
Nov 19 2024
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
$864 / 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
$5,475
Tax year 2023
Assessed value
$319,259
Assessed 2023
Previous assessed
$319,259
+0.0% YoY
Effective rate
1.71%
On assessed value
Assessed land
$250,000
Assessed improvement
$69,259
Land market value
$250,000
Improvement market value
$69,259
Total market value
$319,259
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1959
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
1,100 SF
Lot
0.23 ac (10,000 SF)
Zoning code
7050
APN
30-6005-005-0030
UPID
US18-6319805
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7050 · Cutler Bay, FL
Zoning 7050 · permitted uses
7050 · Cutler Bay, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cutler Bay. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$815,000
AUTO REPAIR, GARAGE
Est. value
$720,000
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1959
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Daniel Del Sol
Individual
Free & Clear · 10 yrs held
Mailing address
10440 SW 186TH TER, CUTLER BAY, FL 33157-6723
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 12, 2016
$112,500
Daniel Del Sol
Boston Corp Holdings INC
Warranty Deed
—
Apr 12, 2016
$225,000
10440 Partners LLC
Daniel Del Sol
Warranty Deed
—
Oct 6, 2003
$135,000
Boston Corporate Holdings INC
Rist,karsten A & Carol B
Grant Deed
related
$160,950 · Karsten A & Carol B Rist
—
—
Jesus Canteli
—
Deed Of Trust
related
$241,000 · Republic Mortgage Loans INC
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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