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Property profile & analytics
OFF-MARKET
Estimated value
$3,490,000
Office buildings
6285 Sunset Dr South Miami, FL 33143-4804
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-4166874
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1989
Construction
CONCRETE
Total area
6,480 SF
Lot
0.18 ac (7,875 SF)
Zoning code
4800:PLANNED RESID OFFICE
APN
09-4025-013-0100
UPID
US18-4166874
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
$4.19M
CAP Approach
CAP
$3.05M
Comparable Approach
Comparable
$2.71M
Blend (final)
Blend
$3.49M
Owner & transaction history
Pran Sunset Dr LLC · 5 yrs held
Pran Sunset Dr LLC
since 2020
Last sale
$3.4M
7 recorded transactions
Zoning & alternative use
4800:PLANNED RESID OFFICE · South Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.8M
+13.8%
Commercial (general)
$4.8M
+13.5%
Auto repair, garage
$4.2M
+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
$4,195,000
ML approach
$4,185,000
CAP Approach
CAP Return
Estimation
6%
$3,305,000
6.5%
$3,050,000
7%
$2,835,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,220,000
Current use
RESTAURANT
$4,805,000
Change: +14% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,790,000
Change: +13% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,235,000
Change: +0% · Conversion: Difficult
RETAIL STORES
$3,705,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$3.49M
Range $3.14M – $3.84M · ±10% · vs last sale $3.40M (Nov 2 2020)
Last sale anchor
$3.40M
Nov 2 2020
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
$539 / 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
$39,275
Tax year 2023
Assessed value
$3,000,000
Assessed 2023
Previous assessed
$2,700,000
+11.1% YoY
Effective rate
1.31%
On assessed value
Assessed land
$866,250
Assessed improvement
$2,133,750
Land market value
$866,250
Improvement market value
$2,133,750
Total market value
$3,000,000
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1989
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
3
Total area
6,480 SF
Lot
0.18 ac (7,875 SF)
Zoning code
4800:PLANNED RESID OFFICE
APN
09-4025-013-0100
UPID
US18-4166874
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
4800:PLANNED RESID OFFICE · South Miami, FLZoning 4800:PLANNED RESID OFFICE · permitted uses
4800:PLANNED RESID OFFICE · 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
$4.2M
RESTAURANT
Est. value
$4.8M
COMMERCIAL (GENERAL)
Est. value
$4.8M
AUTO REPAIR, GARAGE
Est. value
$4.2M
RETAIL STORES
Est. value
$3.7M
OFFICE BUILDING Current
RESTAURANT
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
1989
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
3
Lot
0.18 ac
Current owner
From public records · entity-resolved
Pran Sunset Dr LLC
Entity
Mailing address
1255 PEACHTREE PKWY, CUMMING, GA 30041-7550
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2021
—
Pran Sunset Dr LLC
—
Deed
related
$10,000 · Simmons Bank
Nov 2, 2020
$3,401,500
Pran Sunset Dr LLC
E C Real Ests Prop LLC
Warranty Deed
$2,380 · Relyance Bk NA
Apr 15, 2020
—
E C Real Estate Properties LLC
—
Deed
related
$1,776,500 · First Horizon Bank
Oct 8, 2019
—
Ec Real Estate Properties L Lc
—
Deed
related
$1,680,000 · Miscellaneous Ins Co
May 17, 2002
$1,150,000
E C Real Estate Properties LLC
Sachs Enterprises Ltd
Grant Deed
$2,070,000 · Bank Of America
Oct 8, 1998
$500,000
Sachs Enterprises Ltd
Sachs,mark K
Grant Deed
related
—
—
—
E C Real Estate Properties LLC
—
Deed Of Trust
related
$353,189 · Bank Of America
—
—
Ec Real Estate Properties L Lc
—
Deed Of Trust
related
$1,680,000 · Miscellaneous Ins Co
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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