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Property profile & analytics
OFF-MARKET
Estimated value
$1,630,000
Retail space
600 Crandon Blvd 2 Key Biscayne, FL 33149-2008
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-2021703
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1951
Total area
2,403 SF
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
24-5205-063-0010
UPID
US18-2021703
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
$1.21M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.63M
Owner & transaction history
600 Crandon Unit 2 LLC · 2 yrs held
600 Crandon Unit 2 LLC
since 2024
Last sale
$2.2M
5 recorded transactions
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Key Biscayne, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.8M
+29.2%
Office building
$1.6M
+19.2%
Auto repair, garage
$1.6M
+14.3%
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 Key Biscayne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Key Biscayne 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%
$1,305,000
6.5%
$1,205,000
7%
$1,120,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,375,000
Current use
COMMERCIAL (GENERAL)
$1,775,000
Change: +29% · Conversion: Easy
OFFICE BUILDING
$1,640,000
Change: +19% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,570,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$1.63M
Range $1.47M – $1.79M · ±10% · vs last sale $2.15M (Apr 2 2024)
Last sale anchor
$2.15M
Apr 2 2024
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
$678 / 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
$41,018
Tax year 2023
Assessed value
$2,523,150
Assessed 2023
Previous assessed
$2,475,090
+1.9% YoY
Effective rate
1.63%
On assessed value
Total market value
$2,523,150
Applied tax rate
2,400.0000
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
1951
Heating
NONE
Total area
2,403 SF
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
24-5205-063-0010
UPID
US18-2021703
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Key Biscayne, FL
Zoning 6100:COMMERCIAL,NEIGHBRHD · permitted uses
6100:COMMERCIAL,NEIGHBRHD · Key Biscayne, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Key Biscayne. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.6M
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1951
Heating
NONE
Current owner
From public records · entity-resolved
600 Crandon Unit 2 LLC
Entity
Free & Clear · 2 yrs held
Mailing address
216 SW WESTWOOD DR #110, KEY BISCAYNE, FL 33149-2425
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2024
$2,150,000
600 Crandon Unit 2 LLC
Kb Rio LLC
Special Warranty Deed
—
Apr 1, 2024
—
Sushi Siam Of Key Biscayne INC
—
Deed
related
$5,000,000 · Teachers Cu
Jun 13, 2023
$945,000
Kb Rio LLC
Wmg Acquisitions LLC
Special Warranty Deed
—
Mar 8, 2021
$350,000
Wmg Acquisitions LLC
Truist Bank
Special Warranty Deed
—
Jun 22, 2010
$1,300,000
Branch Bkng & Trust Co
Colonial Bk Montgomery Alabama
Grant Deed
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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