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Property profile & analytics
OFF-MARKET
Estimated value
$20,470,000
Office buildings
19500 Dixie Hwy Cutler Bay, FL 33157-7608
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US19-0599208
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1993
Construction
CONCRETE
Total area
108,940 SF
Lot
10.13 ac (441,440 SF)
Zoning code
6200:COMMERCIAL,ARTERIAL
APN
36-6005-075-0010
UPID
US19-0599208
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
Current use
Occupant on record · Public records
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$19.70M
Blend (final)
Blend
$20.47M
Owner & transaction history
A&e Partners Holding LLC · 19 yrs held
A&e Partners Holding LLC
since 2007
4 recorded transactions
Zoning & alternative use
6200:COMMERCIAL,ARTERIAL · Cutler Bay, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$32.4M
+8.4%
Neighborhood: shopping center
$31.0M
+3.6%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$29,880,000
Current use
WAREHOUSE, STORAGE
$32,390,000
Change: +8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$30,965,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$20.47M
Range $18.42M – $22.52M · ±10%
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
$188 / 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
$284,956
Tax year 2023
Assessed value
$15,850,000
Assessed 2023
Previous assessed
$15,750,000
+0.6% YoY
Effective rate
1.80%
On assessed value
Assessed land
$13,243,200
Assessed improvement
$2,606,800
Land market value
$13,243,200
Improvement market value
$2,606,800
Total market value
$15,850,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1993
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
108,940 SF
Lot
10.13 ac (441,440 SF)
Zoning code
6200:COMMERCIAL,ARTERIAL
APN
36-6005-075-0010
UPID
US19-0599208
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
OFFICE BUILDING Current
Est. value
$29.9M
WAREHOUSE, STORAGE
Est. value
$32.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$31.0M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1993
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
10.13 ac
Current owner
From public records · entity-resolved
A&e Partners Holding LLC
Entity
Mailing address
450 FASHION AVE FL #45, NEW YORK, NY 10123-4599
Ownership since
2007
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
Dec 20, 2017
—
A & E Partners Holding LLC
—
Loan Modification
related
$10,000,000 · Other Institutional Lenders
May 17, 2007
$15,000,000
A&e Partners Holding LLC
Parker Real Estate Partners III Lll
Special Warranty Deed
$9,900,000 · Cwcapital LLC
May 29, 2003
—
Parker Real Estate Partners II
Parker,raymond C
Quit Claim Deed
related
—
—
—
A & E Partners Holding LLC
—
Loan Modification
related
$20,000,000 · Other Institutional Lenders
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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