Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,265,000
Warehouses
10450 187th St Cutler Bay, FL 33157-6725
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-0276790
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1983
Construction
CONCRETE
Total area
6,726 SF
Lot
0.23 ac (10,000 SF)
Zoning code
7050
APN
30-6005-005-0270
UPID
US18-0276790
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
$1.39M
CAP Approach
CAP
$1.36M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.27M
Owner & transaction history
Florida First Capital Finance Corp · 4 yrs held
Florida First Capital Finance Corp
since 2021
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
7050 · Cutler Bay, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$1,375,000
ML approach
$1,385,000
CAP Approach
CAP Return
Estimation
6%
$1,470,000
6.5%
$1,355,000
7%
$1,260,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,000,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,910,000
Change: -4% · Conversion: Moderate
OFFICE BUILDING
$1,845,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$1.27M
Range $1.14M – $1.39M · ±10% · vs last sale $1.10M (Jul 26 2021)
Last sale anchor
$1.10M
Jul 26 2021
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
$188 / 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
$16,482
Tax year 2023
Assessed value
$1,025,000
Assessed 2023
Previous assessed
$839,000
+22.2% YoY
Effective rate
1.61%
On assessed value
Assessed land
$250,000
Assessed improvement
$775,000
Land market value
$250,000
Improvement market value
$775,000
Total market value
$1,025,000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1983
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Bathrooms
1
Total area
6,726 SF
Lot
0.23 ac (10,000 SF)
Zoning code
7050
APN
30-6005-005-0270
UPID
US18-0276790
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
WAREHOUSE, STORAGE Current
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.8M
WAREHOUSE, STORAGE Current
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
1983
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Bathrooms
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Florida First Capital Finance Corp
Entity
Mailing address
12385 SW 73RD AVE, PINECREST, FL 33156-5304
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 17, 2021
—
Florida First Capital Finance Corp
Natures Dream Landscape INC
Assignment Of Lease (leasehold Sale)
—
Jul 26, 2021
$1,100,000
Solid Estate LLC
Welsch S Investment LLC
Special Warranty Deed
$563,750 · Td Bank NA
Dec 10, 2018
$100
Welschs Investment LLC
Welschs International INC
Grant Deed
—
Oct 22, 2013
$500,000
Welschs International INC
Simpson Investments LLC
Warranty Deed
—
Jan 20, 2005
—
Simpson Investments LLC
—
Trustees Deed
related
$30,000 · Qualita Investment USA Corp
Nov 9, 2004
$485,000
Simpson Investments LLC
Culbertson,cheryl A
Warranty Deed
$455,000 · Cheryl A Culbertson
—
—
Cheryl A Culbertson
—
Deed Of Trust
related
$50,000 · Lloyd G Culbertson
—
—
Simpson Investments LLC
—
Deed Of Trust
related
$500,000 · Eastern National Bank
—
—
Simpson Investments LLC
—
Deed Of Trust
related
$35,000 · Qualita Investment USA Corp
—
—
Simpson Investments LLC
—
Deed Of Trust
related
$494,573 · Eastern National Bank
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 10450 187th St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
