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Property profile & analytics
OFF-MARKET
Estimated value
$12,015,000
Warehouses
10700 190th St Cutler Bay, FL 33157-7616
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-2807697
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1981
Construction
CONCRETE
Total area
68,320 SF
Lot
2.87 ac (124,992 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
30-6005-060-0090
UPID
US18-2807697
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
$10.22M
CAP Approach
CAP
$13.78M
Comparable Approach
Comparable
$13.00M
Blend (final)
Blend
$12.02M
Owner & transaction history
Mak 4 LLC · 3 yrs held
Mak 4 LLC
since 2023
Last sale
$12.2M
1 recorded transaction
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · 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
$10,745,000
ML approach
$10,215,000
CAP Approach
CAP Return
Estimation
6%
$14,925,000
6.5%
$13,780,000
7%
$12,795,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$19,420,000
Change: -4% · Conversion: Moderate
OFFICE BUILDING
$18,735,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$12.02M
Range $10.81M – $13.22M · ±10% · vs last sale $12.18M (Jun 29 2023)
Last sale anchor
$12.18M
Jun 29 2023
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
$176 / 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
$79,223
Tax year 2023
Assessed value
$4,907,000
Assessed 2023
Previous assessed
$4,907,000
+0.0% YoY
Effective rate
1.61%
On assessed value
Assessed land
$1,749,888
Assessed improvement
$3,157,112
Land market value
$1,749,888
Improvement market value
$3,157,112
Total market value
$4,907,000
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
1981
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
68,320 SF
Lot
2.87 ac (124,992 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
30-6005-060-0090
UPID
US18-2807697
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Cutler Bay, FL
Zoning 7100:INDUSTRIAL,LIGHT MFG · permitted uses
7100:INDUSTRIAL,LIGHT MFG · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$19.4M
OFFICE BUILDING
Est. value
$18.7M
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
1981
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
2.87 ac
Current owner
From public records · entity-resolved
Mak 4 LLC
Entity
Mailing address
7071 W COMMERCIAL BLVD STE 2A, LAUDERHILL, FL 33319-2143
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2023
$12,175,000
Mak 4 LLC
Q Alpha Realty Corp
Special Warranty Deed
$6,500,000 · South State Bank NA
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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