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Property profile & analytics
OFF-MARKET
Estimated value
$24,480,000
Community centers
18403 Dixie Hwy Cutler Bay, FL 33157-6815
Entity Owned
13-yr Hold
Free & Clear
Property ID
US18-2798848
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1984
Construction
CONCRETE
Total area
112,016 SF
Lot
27.27 ac (1,188,054 SF)
Zoning code
6200:COMMERCIAL,ARTERIAL
APN
36-6005-067-0010
UPID
US18-2798848
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
$24.48M
Owner & transaction history
South Dade Shopping LLC · 13 yrs held
South Dade Shopping LLC
since 2012
7 recorded transactions
Zoning & alternative use
6200:COMMERCIAL,ARTERIAL · Cutler Bay, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$33.3M
+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 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
NEIGHBORHOOD: SHOPPING CENTER
$31,835,000
Current use
WAREHOUSE, STORAGE
$33,305,000
Change: +5% · Conversion: Difficult
OFFICE BUILDING
$30,720,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$24.48M
Range $22.03M – $26.93M · ±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
$219 / 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
$982,624
Tax year 2023
Assessed value
$55,748,000
Assessed 2023
Previous assessed
$55,775,000
0.0% YoY
Effective rate
1.76%
On assessed value
Assessed land
$30,889,404
Assessed improvement
$24,858,596
Land market value
$30,889,404
Improvement market value
$24,858,596
Total market value
$55,748,000
Applied tax rate
3,600.0000
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
1984
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
10
Stories
1
Total area
112,016 SF
Lot
27.27 ac (1,188,054 SF)
Zoning code
6200:COMMERCIAL,ARTERIAL
APN
36-6005-067-0010
UPID
US18-2798848
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6200:COMMERCIAL,ARTERIAL · Cutler Bay, FL
Zoning 6200:COMMERCIAL,ARTERIAL · permitted uses
6200:COMMERCIAL,ARTERIAL · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$31.8M
WAREHOUSE, STORAGE
Est. value
$33.3M
OFFICE BUILDING
Est. value
$30.7M
NEIGHBORHOOD: SHOPPING CENTER Current
WAREHOUSE, STORAGE
OFFICE 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
1984
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
10
Lot
27.27 ac
Current owner
From public records · entity-resolved
South Dade Shopping LLC
Entity
Free & Clear · 13 yrs held
Mailing address
801 GRAND AVE, DES MOINES, IA 50309-8000
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 20, 2019
—
South Dade Two LLC
—
Deed
related
$4,171,729 · Iberiabank
Dec 31, 2012
$40,500,000
South Dade Shopping LLC
Wri-tc South Dade Shopping Cen
Grant Deed
—
Oct 2, 2006
$51,736,400
South Dade Shopping Cen Wri-tc
Woolbright Pembroke Ltd
Grant Deed
—
Mar 28, 2005
—
Woolbright 9 Florida INC
Woolbright Pembroke Ltd
Quit Claim Deed
$3,500,000 · Regions Bank
Apr 14, 1999
—
South Dade Plaza Shopping Ctr
—
Deed Of Trust
related
$17,000,000 · Lehman Brothers Holdings INC
Apr 8, 1999
$20,700,000
Dade Plaza Shopping Cent South
Sterling South Dade LP
Grant Deed
related
—
—
—
South Dade Two LLC
—
Loan Modification
related
$4,171,729 · Iberiabank
—
—
Woolbright Pembroke Ltd
—
Deed Of Trust
related
$4,850,000 · Wachovia Bank NA
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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