OFF-MARKET
Office buildings
Entity Owned
10-yr Hold
Free & Clear
Entity Owned Property summary
AI-generated overview
This exceptional 0.56-acre commercial land parcel, located at 5950 Sunset Dr in South Miami, Florida (zip code 33143, APN 09-4036-026-0010), presents a prime opportunity for high-rise development. The property boasts a fully approved site plan for a 236-unit, 21-story mixed-use project, perfectly situated within a Transit-Oriented Development (TOD) zone designated TODD MU-5 (Transit-Oriented Mixed-Use). Its strategic location offers excellent accessibility, proximate to Downtown South Miami and the South Miami Metrorail Station, placing it within a thriving multifamily submarket exhibiting strong rental demand and consistent growth, with rents exceeding $5.00 per square foot. This high-density development site benefits from favorable zoning regulations and exceptional economic and demographic indicators, making it an attractive investment with significant potential for long-term returns. The property's proximity to major employment centers and lifestyle amenities further enhances its desirability and investment appeal. This is a generational opportunity to shape South Miami's skyline.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1968
Construction
CONCRETE
Total area
9,736 SF
Lot
0.66 ac (28,751 SF)
Zoning code
RES/COMMERCL 2 STORY MAX
APN
09-4036-026-0010
UPID
US18-3728226
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
(Bike/Boat/Book/etc) Store
-
Party Supply Store (Bike/Boat/Book/etc) Store
-
Big Box & Wholesale Store
-
Hat Shop
-
(Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.27M
Blend (final)
Blend
$3.04M
Owner & transaction history
since 2015
3 recorded transactions
Zoning & alternative use
RES/COMMERCL 2 STORY MAX · South Miami, FL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.04M
Value range
$2.73M – $3.34M
±10% around blend
Estimated value / SF
$312 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
50
$2.73M
blend $3.04M
$3.34M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
9,736 SF
Lot area
0.66 ac
Year built
1968
Stories
2
APN
09-4036-026-0010
Assessed value
$2,504,847
Annual tax
$43,275
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$4.41M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.0 mi away · 7,862 SF
7.1 mi away · 7,740 SF
7.2 mi away · 8,521 SF
8.0 mi away · 11,072 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.04M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 62 sales
$651
-52%
Submarket 2091 sales
$682
-54%
County 2270 sales
$649
-52%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $312/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.50M
Move the market yield to see immediate price impact.
Value / SF
$257
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$158k
$3.16M
$2.25M
$1.75M
$175k
$3.51M
$2.50M
$1.95M
$193k
$3.86M
$2.76M
$2.14M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$4.00M
4.8 mi · Dec 2025 · $377/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$43,275
Tax year 2023
Assessed value
$2,504,847
Assessed 2023
Previous assessed
$2,505,052
0.0% YoY
Effective rate
1.73%
On assessed value
Assessed land
$1,832,876
Assessed improvement
$671,971
Land market value
$1,832,876
Improvement market value
$671,971
Total market value
$2,504,847
Applied tax rate
900.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1968
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
9,736 SF
Lot
0.66 ac (28,751 SF)
Zoning code
RES/COMMERCL 2 STORY MAX
APN
09-4036-026-0010
UPID
US18-3728226
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
RES/COMMERCL 2 STORY MAX · South Miami, FLZoning RES/COMMERCL 2 STORY MAX · permitted uses
RES/COMMERCL 2 STORY MAX · South Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1968
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.66 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RES/COMMERCL 2 STORY MAX
Jurisdiction
South Miami, FL
Recorded code
RES/COMMERCL 2 STORY MAX
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RES/COMMERCL 2 STORY MAX in South Miami, FL.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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