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Property profile & analytics
OFF-MARKET
Estimated value
$3,590,000
Office buildings
11055 186th St Cutler Bay, FL 33157-6840
Entity Owned
10-yr Hold
Free & Clear
Property ID
US18-6759004
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2017
Construction
CONCRETE
Total area
18,404 SF
Lot
0.62 ac (26,955 SF)
Zoning code
7061
APN
30-6006-058-0020
UPID
US18-6759004
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
$3.33M
Blend (final)
Blend
$3.59M
Owner & transaction history
Bobby Nunez I LLC · 10 yrs held
Bobby Nunez I LLC
since 2016
3 recorded transactions
Zoning & alternative use
7061 · Cutler Bay, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$5.5M
+8.4%
Neighborhood: shopping center
$5.2M
+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
$5,045,000
Current use
WAREHOUSE, STORAGE
$5,470,000
Change: +8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,230,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$3.59M
Range $3.23M – $3.95M · ±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
$195 / 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
$40,982
Tax year 2023
Assessed value
$2,757,905
Assessed 2023
Previous assessed
$2,780,226
-0.8% YoY
Effective rate
1.49%
On assessed value
Assessed land
$593,010
Assessed improvement
$2,164,895
Land market value
$593,010
Improvement market value
$2,164,895
Total market value
$2,757,905
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
2017
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
3
Total area
18,404 SF
Lot
0.62 ac (26,955 SF)
Zoning code
7061
APN
30-6006-058-0020
UPID
US18-6759004
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
$5.0M
WAREHOUSE, STORAGE
Est. value
$5.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.2M
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
2017
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
3
Lot
0.62 ac
Current owner
From public records · entity-resolved
Bobby Nunez I LLC
Entity
Free & Clear · 10 yrs held
Mailing address
16575 SW 117TH AVE, MIAMI, FL 33177-2183
Ownership since
2016
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
Mar 15, 2016
$342,000
Bobby Nunez I LLC
Grand Turning Point Plaza LLC
Warranty Deed
—
Aug 18, 2005
$2,700,000
Grand Turning Point Plaza LLC
Florida Master Warehouses LLC
Warranty Deed
$5,831,000 · Firstbank Puerto Rico/miami Ag
—
—
Grand Turning Point Plaza LLC
—
Loan Modification
related
$4,980,004 · Firstbank Florida
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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