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Property profile & analytics
OFF-MARKET
Estimated value
$2,800,000
Manufacturing properties
10776 188th St Cutler Bay, FL 33157-6779
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-3161568
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1977
Total area
3,248 SF
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
30-6006-044-0140
UPID
US18-3161568
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
$2.80M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.80M
Owner & transaction history
Xrm Group LLC · 2 yrs held
Xrm Group LLC
since 2024
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Cutler Bay, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.4M
+262.6%
Auto repair, garage
$2.1M
+220.7%
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
$2,800,000
ML approach
$2,800,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,400,000
Change: +263% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,125,000
Change: +221% · Conversion: Easy
Blend value · Realmo final
$2.80M
Range $2.52M – $3.08M · ±10% · vs last sale $2.80M (May 9 2024)
Last sale anchor
$2.80M
May 9 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
$862 / 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
$4,411
Tax year 2023
Assessed value
$292,320
Assessed 2023
Previous assessed
$292,320
+0.0% YoY
Effective rate
1.51%
On assessed value
Total market value
$292,320
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1977
Heating
NONE
Total area
3,248 SF
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
30-6006-044-0140
UPID
US18-3161568
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
COMMERCIAL (GENERAL)
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$2.1M
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1977
Heating
NONE
Current owner
From public records · entity-resolved
Xrm Group LLC
Entity
Mailing address
919 N MARKET ST STE #950, WILMINGTON, DE 19801-3036
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 21, 2025
—
X R M Group LLC
—
Deed
related
$994,000 · Velocity Commercial Capital LLC
May 9, 2024
$2,800,000
Xrm Group LLC
Oh Morris Park LLC
Warranty Deed
$455,000 · Atomic Loans LLC
Feb 27, 2020
$1,000,000
Oh Morris Park LLC
Ideal Center INC
Warranty Deed
—
May 23, 2018
—
Ideal Center INC
—
Deed
related
$200,000 · Kraftsow Fam Inv LP
Dec 4, 2017
—
Ideal Center INC
—
Deed
related
—
—
—
Barbara Gittleman
—
Deed Of Trust
related
$199,447 · New First National Bank
—
—
Ideal Center INC
—
Loan Modification
related
—
—
—
Ideal Center INC
—
Deed Of Trust
related
$200,000 · Kraftsow Fam Inv LP
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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