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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Retail space
18710 107th Ave 13 Cutler Bay, FL 33157-6750
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-3358888
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2005
Total area
1,306 SF
Zoning code
7700:INDUSTRIAL,RESTRICT
APN
30-6006-056-0130
UPID
US18-3358888
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
$350k
Comparable Approach
Comparable
$612k
Blend (final)
Blend
$525k
Owner & transaction history
Raivansa INC · 3 yrs held
Raivansa INC
since 2022
Last sale
$605,000
3 recorded transactions
Zoning & alternative use
7700:INDUSTRIAL,RESTRICT · Cutler Bay, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$855,000
+30.2%
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
$455,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$380,000
6.5%
$350,000
7%
$325,000
Alternative Use
Use
Estimation
RETAIL STORES
$655,000
Current use
AUTO REPAIR, GARAGE
$855,000
Change: +30% · Conversion: Difficult
MEDICAL BUILDING
$575,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$525k
Range $473k – $578k · ±10% · vs last sale $605k (Nov 10 2022)
Last sale anchor
$605k
Nov 10 2022
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
$402 / 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
$3,172
Tax year 2023
Assessed value
$254,670
Assessed 2023
Previous assessed
$137,130
+85.7% YoY
Effective rate
1.25%
On assessed value
Total market value
$254,670
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2005
Heating
NONE
Stories
1
Total area
1,306 SF
Zoning code
7700:INDUSTRIAL,RESTRICT
APN
30-6006-056-0130
UPID
US18-3358888
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7700:INDUSTRIAL,RESTRICT · Cutler Bay, FL
Zoning 7700:INDUSTRIAL,RESTRICT · permitted uses
7700:INDUSTRIAL,RESTRICT · 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
$655,000
AUTO REPAIR, GARAGE
Est. value
$855,000
MEDICAL BUILDING
Est. value
$575,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
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
2005
Heating
NONE
Stories
1
Current owner
From public records · entity-resolved
Raivansa INC
Entity
Free & Clear · 3 yrs held
Mailing address
PO BOX 770503, MIAMI, FL 33177-0009
Ownership since
2022
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 10, 2022
$605,000
Raivansa INC
186 Marlin LLC
Warranty Deed
—
Jan 6, 2020
—
Rcmj Living Trust
Carlos D Hernandez
Quit Claim Deed
related
—
Dec 9, 2013
$88,000
Carlos D Hernandez
Fcb Central Holdings LLC
Grant Deed
—
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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