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Property profile & analytics
OFF-MARKET
Estimated value
$2,570,000
Warehouses
18700 108th Ave Cutler Bay, FL 33157-6733
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-5014293
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1981
Construction
CONCRETE
Total area
13,475 SF
Lot
0.77 ac (33,636 SF)
Zoning code
7050
APN
30-6006-022-0190
UPID
US18-5014293
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
$3.20M
CAP Approach
CAP
$2.72M
Comparable Approach
Comparable
$2.70M
Blend (final)
Blend
$2.57M
Owner & transaction history
La 108 LLC · 6 yrs held
La 108 LLC
since 2020
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
7050 · 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
$3,195,000
ML approach
$3,200,000
CAP Approach
CAP Return
Estimation
6%
$2,945,000
6.5%
$2,720,000
7%
$2,525,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,005,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,830,000
Change: -4% · Conversion: Moderate
OFFICE BUILDING
$3,695,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$2.57M
Range $2.31M – $2.83M · ±10% · vs last sale $1.80M (May 19 2020)
Last sale anchor
$1.80M
May 19 2020
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
$191 / 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
$22,059
Tax year 2023
Assessed value
$1,288,166
Assessed 2023
Previous assessed
$1,300,562
-1.0% YoY
Effective rate
1.71%
On assessed value
Assessed land
$739,992
Assessed improvement
$548,174
Land market value
$739,992
Improvement market value
$548,174
Total market value
$1,288,166
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1981
Construction
CONCRETE
Heating
YES
Buildings
2
Stories
1
Total area
13,475 SF
Lot
0.77 ac (33,636 SF)
Zoning code
7050
APN
30-6006-022-0190
UPID
US18-5014293
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
WAREHOUSE, STORAGE Current
Est. value
$4.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.8M
OFFICE BUILDING
Est. value
$3.7M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
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
1981
Construction
CONCRETE
Heating
YES
Stories
1
Buildings
2
Lot
0.77 ac
Current owner
From public records · entity-resolved
La 108 LLC
Entity
Mailing address
210 DUVAL DR, MIAMI SPRINGS, FL 33166-5866
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 19, 2020
$1,800,000
La 108 LLC
Joan G Wittmer
Deed
$2,340,000 · Intercredit Bank NA
Mar 6, 2018
—
Wittmer,joan G 1999 Trust
Largo Ents LLC
Quit Claim Deed
related
—
Apr 3, 2009
—
Largo Ents LLC
—
Trustees Deed
related
$575,000 · Coconut Grove Bank
Aug 15, 2006
—
Largo Ents LLC
Wittmer Steven C 1999 Trust
Quit Claim Deed
related
—
—
—
Largo Ents LLC
—
Deed Of Trust
related
$1,100,000 · Northern Tr
—
—
Largo Ents LLC
—
Deed Of Trust
related
—
—
—
Largo Ents LLC
—
Deed Of Trust
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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