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Property profile & analytics
OFF-MARKET
Estimated value
$2,280,000
Office buildings
6141 Sunset Dr Ste 401 South Miami, FL 33143-5026
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-4490410
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2006
Total area
4,855 SF
Zoning code
RES/COMMERCL 2 STORY MAX
APN
09-4025-082-0070
UPID
US18-4490410
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
$2.29M
Comparable Approach
Comparable
$1.89M
Blend (final)
Blend
$2.28M
Owner & transaction history
Perrin 6141 LLC · 3 yrs held
Perrin 6141 LLC
since 2023
Last sale
$2.6M
3 recorded transactions
Zoning & alternative use
RES/COMMERCL 2 STORY MAX · South Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.6M
+13.5%
Auto repair, garage
$3.2M
+0.4%
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 South Miami submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Miami 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
$2,015,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,475,000
6.5%
$2,285,000
7%
$2,120,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,165,000
Current use
COMMERCIAL (GENERAL)
$3,590,000
Change: +13% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,175,000
Change: +0% · Conversion: Difficult
RETAIL STORES
$2,775,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$2.28M
Range $2.05M – $2.51M · ±10% · vs last sale $2.60M (Feb 1 2023)
Last sale anchor
$2.60M
Feb 1 2023
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
$470 / 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
$39,920
Tax year 2023
Assessed value
$2,087,650
Assessed 2023
Previous assessed
$2,087,650
+0.0% YoY
Effective rate
1.91%
On assessed value
Total market value
$2,087,650
Applied tax rate
900.0000
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 (MULTI-STORY)
Status
Off-Market
Year built
2006
Heating
NONE
Total area
4,855 SF
Zoning code
RES/COMMERCL 2 STORY MAX
APN
09-4025-082-0070
UPID
US18-4490410
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
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.2M
COMMERCIAL (GENERAL)
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$3.2M
RETAIL STORES
Est. value
$2.8M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
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
2006
Heating
NONE
Current owner
From public records · entity-resolved
Perrin 6141 LLC
Entity
Mailing address
5975 SUNSET DR STE #801, SOUTH MIAMI, FL 33143-5174
Ownership since
2023
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
Feb 1, 2023
$2,600,000
Perrin 6141 LLC
Fks Building Parters LLC
Warranty Deed
$1,530,000 · Grove Bank & Trust
Jan 16, 2007
$1,050,200
Fks Building Partners LLC
6141 Sunset Development LLC
Special Warranty Deed
$1,244,959 · Gibraltar Private Bank & Trust Co
—
—
Fks Building Partners LLC
—
Loan Modification
related
$924,692 · Gibraltar Private Bk&tr Fsb
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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