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Property profile & analytics
OFF-MARKET
Estimated value
$1,165,000
Outlet malls
18450 97th Ave Cutler Bay, FL 33157-7023
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-4518613
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1998
Construction
CONCRETE
Total area
3,080 SF
Lot
0.26 ac (11,325 SF)
Zoning code
6200:COMMERCIAL,ARTERIAL
APN
36-6005-001-0024
UPID
US18-4518613
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
$1.17M
CAP Approach
CAP
$830k
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.17M
Owner & transaction history
Rahamania II LLC · 2 yrs held
Rahamania II LLC
since 2023
Last sale
$1.2M
3 recorded transactions
Zoning & alternative use
6200:COMMERCIAL,ARTERIAL · Cutler Bay, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$1,030,000
ML approach
$1,165,000
CAP Approach
CAP Return
Estimation
6%
$895,000
6.5%
$830,000
7%
$770,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,545,000
Current use
MEDICAL BUILDING
$1,355,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$1.17M
Range $1.05M – $1.28M · ±10% · vs last sale $1.23M (Nov 2 2023)
Last sale anchor
$1.23M
Nov 2 2023
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
$378 / 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
$9,753
Tax year 2023
Assessed value
$620,000
Assessed 2023
Previous assessed
$475,409
+30.4% YoY
Effective rate
1.57%
On assessed value
Assessed land
$317,100
Assessed improvement
$302,900
Land market value
$317,100
Improvement market value
$302,900
Total market value
$620,000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1998
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
3,080 SF
Lot
0.26 ac (11,325 SF)
Zoning code
6200:COMMERCIAL,ARTERIAL
APN
36-6005-001-0024
UPID
US18-4518613
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
RETAIL STORES Current
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.4M
RETAIL STORES Current
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
1998
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Rahamania II LLC
Entity
Free & Clear · 2 yrs held
Mailing address
18540 SW 97TH AVE, CUTLER BAY, FL 33157-7025
Ownership since
2023
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
Nov 2, 2023
$1,230,000
Rahamania II LLC
Hubert A Thomas
Warranty Deed
—
Jan 29, 2020
—
Thomas,hubert A Living Trust
Hubert A Thomas
Quit Claim Deed
related
—
—
—
Hubert A Thomas
—
Deed Of Trust
related
$260,000 · Totalbank
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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