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Property profile & analytics
OFF-MARKET
Estimated value
$1,350,000
Industrial properties
18640 104th Ct Cutler Bay, FL 33157-6704
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-3784216
Property profile
Verified
Property type
Industrial properties
Use group
HEAVY INDUSTRIAL
Year built
1965
Construction
CONCRETE
Total area
2,100 SF
Lot
0.26 ac (11,430 SF)
Zoning code
7050
APN
30-6005-002-0586
UPID
US18-3784216
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
$1.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.35M
Owner & transaction history
18640 LLC · 2 yrs held
18640 LLC
since 2024
Last sale
$1.4M
4 recorded transactions
Zoning & alternative use
7050 · Cutler Bay, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.6M
+262.6%
Auto repair, garage
$1.4M
+220.7%
Retail stores
$1.1M
+146.3%
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
$1,350,000
ML approach
$1,350,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,555,000
Change: +263% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,375,000
Change: +221% · Conversion: Easy
RETAIL STORES
$1,055,000
Change: +146% · Conversion: Moderate
MEDICAL BUILDING
$920,000
Change: +115% · Conversion: Difficult
Blend value · Realmo final
$1.35M
Range $1.22M – $1.49M · ±10% · vs last sale $1.35M (May 24 2024)
Last sale anchor
$1.35M
May 24 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
$643 / 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
$6,161
Tax year 2023
Assessed value
$358,432
Assessed 2023
Previous assessed
$358,432
+0.0% YoY
Effective rate
1.72%
On assessed value
Assessed land
$285,750
Assessed improvement
$72,682
Land market value
$285,750
Improvement market value
$72,682
Total market value
$358,432
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
Industrial properties
Use group
HEAVY INDUSTRIAL
Status
Off-Market
Year built
1965
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
2,100 SF
Lot
0.26 ac (11,430 SF)
Zoning code
7050
APN
30-6005-002-0586
UPID
US18-3784216
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7050 · Cutler Bay, FL
Zoning 7050 · permitted uses
7050 · 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
COMMERCIAL (GENERAL)
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.4M
RETAIL STORES
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$920,000
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
1965
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.26 ac
Current owner
From public records · entity-resolved
18640 LLC
Entity
Free & Clear · 2 yrs held
Mailing address
1155 S ALHAMBRA CIR, CORAL GABLES, FL 33146-3711
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 2024
$1,350,000
18640 LLC
Billie F Dennis
Special Warranty Deed
—
Dec 10, 2018
$100
Dennis Survivors Trust
Dennis Family Trust
Grant Deed
related
—
Jun 14, 2018
—
Surviving Dennis Trust
Dennis Family Trust
Quit Claim Deed
related
—
Sep 8, 2005
—
Dennis Family Trust
Dennis Trust
Quit Claim Deed
related
—
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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