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Property profile & analytics
OFF-MARKET
Estimated value
$9,065,000
Community centers
10630 Fontainebleau Blvd Miami, FL 33172-3117
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-4788306
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1984
Construction
CONCRETE
Total area
52,682 SF
Lot
3.37 ac (146,797 SF)
Zoning code
6200:COMMERCIAL,ARTERIAL
APN
30-4005-040-0010
UPID
US18-4788306
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
Current use
Occupant on record · Public records
-
Farmacia Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.03M
Blend (final)
Blend
$9.07M
Owner & transaction history
Fonten Plaza INC · 3 yrs held
Fonten Plaza INC
since 2022
Last sale
$9.0M
5 recorded transactions
Zoning & alternative use
6200:COMMERCIAL,ARTERIAL · Miami, 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 Miami submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami 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
$9,235,000
ML approach
$9,460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$14,975,000
Current use
Blend value · Realmo final
$9.07M
Range $8.16M – $9.97M · ±10% · vs last sale $9.00M (Oct 25 2022)
Last sale anchor
$9.00M
Oct 25 2022
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
$172 / 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
$122,551
Tax year 2023
Assessed value
$7,186,000
Assessed 2023
Previous assessed
$6,374,046
+12.7% YoY
Effective rate
1.71%
On assessed value
Assessed land
$3,486,429
Assessed improvement
$3,699,571
Land market value
$3,486,429
Improvement market value
$3,699,571
Total market value
$7,186,000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1984
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
52,682 SF
Lot
3.37 ac (146,797 SF)
Zoning code
6200:COMMERCIAL,ARTERIAL
APN
30-4005-040-0010
UPID
US18-4788306
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6200:COMMERCIAL,ARTERIAL · Miami, FL
Zoning 6200:COMMERCIAL,ARTERIAL · permitted uses
6200:COMMERCIAL,ARTERIAL · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$15.0M
NEIGHBORHOOD: SHOPPING CENTER 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
1984
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
3.37 ac
Current owner
From public records · entity-resolved
Fonten Plaza INC
Entity
Free & Clear · 3 yrs held
Mailing address
6955 NW 77TH AVE STE #402, MIAMI, FL 33166-2844
Ownership since
2022
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
Oct 25, 2022
$9,000,000
Fonten Plaza INC
Fonten INC
Special Warranty Deed
—
May 24, 2018
—
Elcanar INC
—
Grant Deed
related
$17,000,000 · Banco Desabadell Sa/miami Br
Aug 28, 2000
$5,450,000
Fonten INC
Volpe Corp Nv
Grant Deed
$3,750,000 · Grutoka S A
—
—
Bigy Food Corp
—
Deed Of Trust
related
$1,400,000 · Alpha I Marketing Corp
—
—
Bigy Food Corp
—
Deed Of Trust
related
$1,400,000 · Ct Stores 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.
Try Rey
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