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Property profile & analytics
OFF-MARKET
Estimated value
$7,395,000
Community centers
12151 Dixie Hwy Pinecrest, FL 33156-5256
Individually Owned
Free & Clear
Property ID
US18-5063391
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1976
Construction
CONCRETE
Total area
22,453 SF
Lot
2.63 ac (114,563 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
20-5015-000-0310
UPID
US18-5063391
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
Current use
Occupant on record · Public records
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.40M
Owner & transaction history
Ash & River Pinecrest By Obsidian L
Ash & River Pinecrest By Obsidian L
since 2025
5 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Pinecrest, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$11.7M
+83.0%
Medical building
$9.9M
+54.5%
Warehouse, storage
$6.7M
+4.6%
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 Pinecrest submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pinecrest 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
NEIGHBORHOOD: SHOPPING CENTER
$6,380,000
Current use
OFFICE BUILDING
$11,680,000
Change: +83% · Conversion: Moderate
MEDICAL BUILDING
$9,860,000
Change: +55% · Conversion: Difficult
WAREHOUSE, STORAGE
$6,675,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$7.40M
Range $6.66M – $8.13M · ±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
$329 / 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
$286,749
Tax year 2023
Assessed value
$19,733,856
Assessed 2023
Previous assessed
$19,733,856
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$17,184,450
Assessed improvement
$2,549,406
Land market value
$17,184,450
Improvement market value
$2,549,406
Total market value
$19,733,856
Applied tax rate
2,000.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1976
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
3
Stories
1
Total area
22,453 SF
Lot
2.63 ac (114,563 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
20-5015-000-0310
UPID
US18-5063391
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Pinecrest, FL
Zoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · Pinecrest, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pinecrest. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$6.4M
OFFICE BUILDING
Est. value
$11.7M
MEDICAL BUILDING
Est. value
$9.9M
WAREHOUSE, STORAGE
Est. value
$6.7M
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1976
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
2.63 ac
Current owner
From public records · entity-resolved
Ash & River Pinecrest By Obsidian L
Individual
Free & Clear · 0 yrs held
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2025
—
Ash & River Pinecrest By Obsidian L
Su Dixie Belle LLC
Deed
—
Apr 12, 2023
—
Chipotle Mexican Grill Of Colorado
Su Dixie Belle LLC
Lease
—
Aug 3, 2016
—
Su Dixie Belle LLC
—
Deed
related
$9,000,000 · Miscellaneous Ins Co
—
—
Su Dixie Belle Center Partn
—
Deed Of Trust
related
$680,000 · Individual
—
—
Su Dixie Belle LLC
—
Deed Of Trust
related
$9,000,000 · Miscellaneous Ins Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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