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Property profile & analytics
OFF-MARKET
Estimated value
$6,790,000
Community centers
12505 Dixie Hwy Pinecrest, FL 33156-5930
Entity Owned
18-yr Hold
Free & Clear
Property ID
US18-0266036
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1989
Construction
CONCRETE
Total area
20,553 SF
Lot
1.37 ac (59,824 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
20-5015-038-0030
UPID
US18-0266036
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
$6.79M
Owner & transaction history
Reims Pinecrest 125 LLC · 18 yrs held
Reims Pinecrest 125 LLC
since 2007
3 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Pinecrest, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$10.7M
+83.0%
Medical building
$9.0M
+54.5%
Warehouse, storage
$6.1M
+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
$5,840,000
Current use
OFFICE BUILDING
$10,690,000
Change: +83% · Conversion: Moderate
MEDICAL BUILDING
$9,025,000
Change: +55% · Conversion: Difficult
WAREHOUSE, STORAGE
$6,110,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$6.79M
Range $6.11M – $7.47M · ±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
$330 / 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
$172,245
Tax year 2023
Assessed value
$12,161,910
Assessed 2023
Previous assessed
$8,592,668
+41.5% YoY
Effective rate
1.42%
On assessed value
Assessed land
$10,768,320
Assessed improvement
$1,393,590
Land market value
$10,768,320
Improvement market value
$1,393,590
Total market value
$12,161,910
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
1989
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
20,553 SF
Lot
1.37 ac (59,824 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
20-5015-038-0030
UPID
US18-0266036
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
$5.8M
OFFICE BUILDING
Est. value
$10.7M
MEDICAL BUILDING
Est. value
$9.0M
WAREHOUSE, STORAGE
Est. value
$6.1M
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
1989
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.37 ac
Current owner
From public records · entity-resolved
Reims Pinecrest 125 LLC
Entity
Free & Clear · 18 yrs held
Mailing address
PO BOX 6481, SURFSIDE, FL 33154
Ownership since
2007
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
Jul 18, 2007
$8,400,000
Reims Pinecrest 125 LLC
L & M Partners LLC
Grant Deed
—
—
—
L & M Partners LLC
—
Deed Of Trust
related
$1,750,000 · Union Planters National Bank
—
—
L & M Partners LLC
—
Deed Of Trust
related
$1,000,000 · Union Planters National Bank
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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