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Property profile & analytics
OFF-MARKET
Estimated value
$2,295,000
Outlet malls
35202 Dixie Hwy Florida City, FL 33034-5649
Entity Owned
12-yr Hold
Free & Clear
Property ID
US18-2079742
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2008
Construction
CONCRETE
Total area
14,082 SF
Lot
1.77 ac (76,961 SF)
Zoning code
6000:COMMERCIAL,GENERAL
APN
16-7930-001-0425
UPID
US18-2079742
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.30M
Owner & transaction history
Sailfish Center LLC · 12 yrs held
Sailfish Center LLC
since 2014
7 recorded transactions
Zoning & alternative use
6000:COMMERCIAL,GENERAL · Florida City, 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 Florida City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Florida City 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
RETAIL STORES
$3,570,000
Current use
WAREHOUSE, STORAGE
$3,015,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$2.30M
Range $2.07M – $2.52M · ±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
$163 / 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
$52,945
Tax year 2023
Assessed value
$2,555,426
Assessed 2023
Previous assessed
$2,182,162
+17.1% YoY
Effective rate
2.07%
On assessed value
Assessed land
$1,539,220
Assessed improvement
$1,016,206
Land market value
$1,539,220
Improvement market value
$1,016,206
Total market value
$2,555,426
Applied tax rate
1,600.0000
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
2008
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
14,082 SF
Lot
1.77 ac (76,961 SF)
Zoning code
6000:COMMERCIAL,GENERAL
APN
16-7930-001-0425
UPID
US18-2079742
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6000:COMMERCIAL,GENERAL · Florida City, FL
Zoning 6000:COMMERCIAL,GENERAL · permitted uses
6000:COMMERCIAL,GENERAL · Florida City, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Florida City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.6M
WAREHOUSE, STORAGE
Est. value
$3.0M
RETAIL STORES Current
WAREHOUSE, STORAGE
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
2008
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
1.77 ac
Current owner
From public records · entity-resolved
Sailfish Center LLC
Entity
Free & Clear · 12 yrs held
Mailing address
2000 S BAYSHORE DR, MIAMI, FL 33133-3256
Ownership since
2014
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
Jul 15, 2014
$2,800,000
Sailfish Center LLC
Community Bk Of Fl
Grant Deed
—
Jan 27, 2012
$4,304,600
Community Bk Of Fl
Sailfish Landing Shopping Cent
Warranty Deed
—
Dec 18, 2006
$1,080,000
Sailfish Landing Shopping Center Ll
Brian Dewolfe
Quit Claim Deed
related
$3,400,000 · Community Bank Of Florida
Sep 1, 2006
$1,448,300
Brian Dewolfe
Fc1 LLC
Warranty Deed
$1,080,000 · Fc1 LLC
—
—
Landing Shopping Cent Sailfish
—
Deed Of Trust
related
$918,500 · Community Bank Of Florida
—
—
Landing Shopping Cent Sailfish
—
Deed Of Trust
related
$918,500 · Community Bank Of Florida
—
—
Checkers Liquor Xxv INC
—
Deed Of Trust
related
$150,000 · Aam Management INC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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