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Property profile & analytics
OFF-MARKET
Estimated value
$1,775,000
Warehouses
10745 Quail Roost Dr Cutler Bay, FL 33157-6738
Entity Owned
18-yr Hold
Free & Clear
Property ID
US18-9338978
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2005
Construction
CONCRETE
Total area
9,150 SF
Lot
1.48 ac (64,349 SF)
Zoning code
7050
APN
30-6006-003-0010
UPID
US18-9338978
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
$1.85M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.78M
Owner & transaction history
Ff Landlord 3 LLC · 18 yrs held
Ff Landlord 3 LLC
since 2008
4 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%
$2,000,000
6.5%
$1,845,000
7%
$1,715,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,720,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,600,000
Change: -4% · Conversion: Moderate
OFFICE BUILDING
$2,510,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$1.78M
Range $1.60M – $1.95M · ±10%
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
$194 / 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
$29,629
Tax year 2023
Assessed value
$1,731,672
Assessed 2023
Previous assessed
$1,737,034
-0.3% YoY
Effective rate
1.71%
On assessed value
Assessed land
$1,286,980
Assessed improvement
$444,692
Land market value
$1,286,980
Improvement market value
$444,692
Total market value
$1,731,672
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
2005
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
9,150 SF
Lot
1.48 ac (64,349 SF)
Zoning code
7050
APN
30-6006-003-0010
UPID
US18-9338978
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
$2.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.5M
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
2005
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
1.48 ac
Current owner
From public records · entity-resolved
Ff Landlord 3 LLC
Entity
Free & Clear · 18 yrs held
Mailing address
PO BOX 620257, OVIEDO, FL 32762-0257
Ownership since
2008
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
Jul 21, 2008
$2,959,700
Ff Landlord 3 LLC
Walsh,michael J
Grant Deed
—
Jan 14, 2005
$550,000
Walsh Darlene Trust
Bell Wilbur B Trust
Grant Deed
related
$2,700,000 · Bank Of St Petersburg
Jan 1, 2005
—
Owner,record
Owner,record
Grant Deed
related
—
Oct 22, 1997
$225,000
Wilber B Bell
Ress,lewis M
Grant Deed
related
$150,000 · Seller
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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