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Property profile & analytics
OFF-MARKET
Estimated value
$1,225,000
Office buildings
10901 Quail Roost Dr Cutler Bay, FL 33157-6609
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-3666066
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1992
Construction
CONCRETE
Total area
5,548 SF
Lot
0.64 ac (27,680 SF)
Zoning code
7061
APN
30-6006-045-0010
UPID
US18-3666066
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
$1.17M
Blend (final)
Blend
$1.23M
Owner & transaction history
Bravo Veterniary Clinic INC · 1 yrs held
Bravo Veterniary Clinic INC
since 2024
3 recorded transactions
Zoning & alternative use
7061 · Cutler Bay, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.7M
+8.4%
Neighborhood: shopping center
$1.6M
+3.6%
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
OFFICE BUILDING
$1,520,000
Current use
WAREHOUSE, STORAGE
$1,650,000
Change: +8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,575,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$1.23M
Range $1.10M – $1.35M · ±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
$221 / 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
$14,391
Tax year 2023
Assessed value
$1,017,040
Assessed 2023
Previous assessed
$660,000
+54.1% YoY
Effective rate
1.41%
On assessed value
Assessed land
$608,960
Assessed improvement
$408,080
Land market value
$608,960
Improvement market value
$408,080
Total market value
$1,017,040
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1992
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
5,548 SF
Lot
0.64 ac (27,680 SF)
Zoning code
7061
APN
30-6006-045-0010
UPID
US18-3666066
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7061 · Cutler Bay, FL
Zoning 7061 · permitted uses
7061 · 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
OFFICE BUILDING Current
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1992
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.64 ac
Current owner
From public records · entity-resolved
Bravo Veterniary Clinic INC
Entity
Mailing address
10901 QUAIL ROOST DR, CUTLER BAY, FL 33157-6609
Mailing matches property
Yes
Owner-occupied
Yes
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 3, 2024
—
Bravo Veterniary Clinic INC
—
Deed
related
$1,150,000 · United Community Bank
—
—
Bravo Veterinary Clinic INC
—
Deed Of Trust
related
$570,000 · Spectrum Mortgage Group INC
—
—
Bravo Veterinary Clinic INC
—
Deed Of Trust
related
$495,000 · Bank Of America
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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