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Property profile & analytics
OFF-MARKET
Estimated value
$410,000
Automotive properties
10605 186th St Cutler Bay, FL 33157-6719
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US19-0269001
Property summary
AI-generated overview
This exceptional 5,000-square-foot free-standing warehouse in Miami's Cutler Bay submarket presents a compelling investment opportunity. Situated on a substantial 25,337-square-foot lot, this single-story building offers 20-foot ceilings and two oversized grade-level loading docks, ideal for efficient material handling. Built in 1997, the structure features a Butler-style design and boasts an 18.5-foot clear height, accommodating large equipment and vehicles. The property's zoning, IU-1 (Light Manufacturing District), allows for a variety of light industrial uses. Its prime location on SW 186th Street (Quail Roost Drive) provides excellent visibility and accessibility. Strategically located just half a mile from US-1 and the Florida Turnpike, this warehouse offers seamless connectivity to major transportation arteries, including the nearby South Dixie Highway, making it perfect for distribution or manufacturing businesses. The property's Miami-Dade County location, within the Perrine/Cutler Bay submarket, benefits from a strong industrial and commercial presence, promising sustained growth and operational success. The APN is 30-6005-009-0030, 30-6005-009-0040.
Property profile
Verified
Property type
Automotive properties
Use group
VEHICLE SALES, RENTALS
Year built
1997
Construction
STEEL FRAME
Total area
5,000 SF
Lot
0.29 ac (12,630 SF)
Zoning code
7050
APN
30-6005-009-0030
UPID
US19-0269001
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
by Request
Comparable Approach
Comparable
$1.65M
Blend (final)
Blend
$410k
Owner & transaction history
Benigni Properties LLC · 1 yrs held
Benigni Properties LLC
since 2025
Last sale
$2.1M
5 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$3,155,000
Current use
Blend value · Realmo final
$410k
Range $369k – $451k · ±10% · vs last sale $2.10M (Nov 4 2024)
Last sale anchor
$2.10M
Nov 4 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
$82 / 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
$10,735
Tax year 2023
Assessed value
$626,903
Assessed 2023
Previous assessed
$630,203
-0.5% YoY
Effective rate
1.71%
On assessed value
Assessed land
$378,900
Assessed improvement
$248,003
Land market value
$378,900
Improvement market value
$248,003
Total market value
$626,903
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
Automotive properties
Use group
VEHICLE SALES, RENTALS
Status
Off-Market
Year built
1997
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
5,000 SF
Lot
0.29 ac (12,630 SF)
Zoning code
7050
APN
30-6005-009-0030
UPID
US19-0269001
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
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$3.2M
AUTO REPAIR, GARAGE Current
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
1997
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
0.29 ac
Current owner
From public records · entity-resolved
Benigni Properties LLC
Entity
Mailing address
103 BONITA ST, SAUSALITO, CA 94965-1906
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2025
$2,100,000
Benigni Properties LLC
Michal Staninec
Warranty Deed
$1,077,500 · Harvest Commercial Capital LLC
Mar 19, 2014
—
Staninec,michal Trust
Staninec,michal
Quit Claim Deed
related
—
Jun 27, 2008
$759,000
Michal Staninec
Quail 107 LLC
Warranty Deed
—
Aug 17, 2004
$575,000
Quail 107 LLC
Isola,robert E SR
Grant Deed
$431,250 · Sofisa Bank Of Florida
—
—
Quail 107 LLC
—
Deed Of Trust
related
$150,420 · Sun State 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.
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