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Property profile & analytics
OFF-MARKET
Estimated value
$765,000
Office buildings
12394 82nd Ave Pinecrest, FL 33156-5255
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-3319639
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1969
Total area
1,143 SF
Zoning code
6800:COMM,PROFESS OFFICES
APN
20-5015-056-0170
UPID
US18-3319639
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
$765k
CAP Approach
CAP
$540k
Comparable Approach
Comparable
$658k
Blend (final)
Blend
$765k
Owner & transaction history
Pinecrest Office Holdings LLC · 2 yrs held
Pinecrest Office Holdings LLC
since 2024
Last sale
$764,500
5 recorded transactions
Zoning & alternative use
6800:COMM,PROFESS OFFICES · Pinecrest, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$845,000
+42.1%
Auto repair, garage
$745,000
+25.7%
Retail stores
$655,000
+10.0%
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
$765,000
ML approach
$765,000
CAP Approach
CAP Return
Estimation
6%
$585,000
6.5%
$540,000
7%
$500,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$595,000
Current use
COMMERCIAL (GENERAL)
$845,000
Change: +42% · Conversion: Easy
AUTO REPAIR, GARAGE
$745,000
Change: +26% · Conversion: Difficult
RETAIL STORES
$655,000
Change: +10% · Conversion: Moderate
MEDICAL BUILDING
$500,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$765k
Range $689k – $842k · ±10% · vs last sale $765k (Mar 28 2024)
Last sale anchor
$765k
Mar 28 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
$669 / 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
$7,403
Tax year 2023
Assessed value
$445,770
Assessed 2023
Previous assessed
$445,770
+0.0% YoY
Effective rate
1.66%
On assessed value
Total market value
$445,770
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1969
Heating
NONE
Total area
1,143 SF
Zoning code
6800:COMM,PROFESS OFFICES
APN
20-5015-056-0170
UPID
US18-3319639
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6800:COMM,PROFESS OFFICES · Pinecrest, FL
Zoning 6800:COMM,PROFESS OFFICES · permitted uses
6800:COMM,PROFESS OFFICES · 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
OFFICE BUILDING Current
Est. value
$595,000
COMMERCIAL (GENERAL)
Est. value
$845,000
AUTO REPAIR, GARAGE
Est. value
$745,000
RETAIL STORES
Est. value
$655,000
MEDICAL BUILDING
Est. value
$500,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL 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
1969
Heating
NONE
Current owner
From public records · entity-resolved
Pinecrest Office Holdings LLC
Entity
Mailing address
5782 SW 50TH ST, MIAMI, FL 33155-6307
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2025
—
Pinecrest Office Holdings LLC
—
Deed
related
$775,000 · Banesco USA
May 13, 2024
—
Pinecrest Office Holdings LLC
—
Deed
related
$573,375 · Banesco USA
Mar 28, 2024
$764,500
Pinecrest Office Holdings LLC
Dixie Heights Holdings LLC
Warranty Deed
$573,375 · Banesco USA
May 22, 2017
$318,000
Dixie Heights Holdings LLC
Pinecrest One LLC
Warranty Deed
$250,000 · David F & Vickie L Whelpley
Aug 14, 2007
$482,500
Pinecrest One LLC
Blue Line Properties INC
Special Warranty Deed
$241,250 · Lehman Brothers Bank Fsb
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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