Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,720,000
Office buildings
18430 Dixie Hwy Cutler Bay, FL 33157-6816
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-3151809
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1972
Construction
CONCRETE
Total area
5,106 SF
Lot
1.29 ac (56,268 SF)
Zoning code
6074
APN
30-6005-001-0130
UPID
US18-3151809
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
$2.26M
Comparable Approach
Comparable
$1.85M
Blend (final)
Blend
$2.72M
Owner & transaction history
Azul Cutler Bay LLC · 5 yrs held
Azul Cutler Bay LLC
since 2021
Last sale
$2.8M
1 recorded transaction
Zoning & alternative use
6074 · Cutler Bay, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.8M
+170.4%
Commercial (general)
$3.8M
+169.6%
Auto repair, garage
$3.3M
+138.4%
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%
$2,445,000
6.5%
$2,255,000
7%
$2,095,000
Alternative Use
Use
Estimation
RESTAURANT
$3,785,000
Change: +170% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,775,000
Change: +170% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,340,000
Change: +138% · Conversion: Difficult
RETAIL STORES
$2,565,000
Change: +83% · Conversion: Moderate
MEDICAL BUILDING
$2,240,000
Change: +60% · Conversion: Easy
Blend value · Realmo final
$2.72M
Range $2.45M – $2.99M · ±10% · vs last sale $2.80M (Apr 30 2021)
Last sale anchor
$2.80M
Apr 30 2021
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
$533 / 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
$40,474
Tax year 2023
Assessed value
$2,373,256
Assessed 2023
Previous assessed
$2,373,256
+0.0% YoY
Effective rate
1.71%
On assessed value
Assessed land
$2,363,256
Assessed improvement
$10,000
Land market value
$2,363,256
Improvement market value
$10,000
Total market value
$2,373,256
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1972
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
5,106 SF
Lot
1.29 ac (56,268 SF)
Zoning code
6074
APN
30-6005-001-0130
UPID
US18-3151809
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6074 · Cutler Bay, FL
Zoning 6074 · permitted uses
6074 · 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
RESTAURANT
Est. value
$3.8M
COMMERCIAL (GENERAL)
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$3.3M
RETAIL STORES
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.2M
RESTAURANT
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
1972
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.29 ac
Current owner
From public records · entity-resolved
Azul Cutler Bay LLC
Entity
Mailing address
PO BOX 69, JUPITER, FL 33468-0069
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2021
$2,800,000
Azul Cutler Bay LLC
Friedman Marcus
Special Warranty Deed
$2,100,000 · First Citizens Bank & Trust 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 18430 Dixie Hwy?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
