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Property profile & analytics
OFF-MARKET
Estimated value
$1,275,000
Office buildings
6295 Sunset Dr South Miami, FL 33143-4804
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-2836589
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1952
Construction
CONCRETE
Total area
1,680 SF
Lot
0.16 ac (7,126 SF)
Zoning code
4800:PLANNED RESID OFFICE
APN
09-4025-013-0090
UPID
US18-2836589
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
$1.38M
CAP Approach
CAP
$790k
Comparable Approach
Comparable
$1.54M
Blend (final)
Blend
$1.28M
Owner & transaction history
Florida First Capital Finance Corp · 3 yrs held
Florida First Capital Finance Corp
since 2022
Last sale
$1.3M
5 recorded transactions
Zoning & alternative use
4800:PLANNED RESID OFFICE · South Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+13.5%
Auto repair, garage
$1.1M
+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
$1,165,000
ML approach
$1,380,000
CAP Approach
CAP Return
Estimation
6%
$855,000
6.5%
$790,000
7%
$735,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,095,000
Current use
COMMERCIAL (GENERAL)
$1,240,000
Change: +13% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,100,000
Change: +0% · Conversion: Difficult
RETAIL STORES
$960,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$1.28M
Range $1.15M – $1.40M · ±10% · vs last sale $1.28M (Jul 5 2022)
Last sale anchor
$1.28M
Jul 5 2022
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
$759 / 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
$16,343
Tax year 2023
Assessed value
$847,824
Assessed 2023
Previous assessed
$598,429
+41.7% YoY
Effective rate
1.93%
On assessed value
Assessed land
$783,860
Assessed improvement
$63,964
Land market value
$783,860
Improvement market value
$63,964
Total market value
$847,824
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
1952
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
1,680 SF
Lot
0.16 ac (7,126 SF)
Zoning code
4800:PLANNED RESID OFFICE
APN
09-4025-013-0090
UPID
US18-2836589
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
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$960,000
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
1952
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Florida First Capital Finance Corp
Entity
Free & Clear · 3 yrs held
Mailing address
6295 SUNSET DR, SOUTH MIAMI, FL 33143-4804
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
Nov 22, 2022
$536,000
Florida First Capital Finance Corp
Castellanos & Associates LLC
Assignment Of Lease (leasehold Sale)
—
Jul 5, 2022
$1,280,000
USA Stemcell LLC
Taylor & Rubenstein LLC
Warranty Deed
$651,500 · Td Bank NA
Nov 7, 2017
$735,000
Taylor & Rubenstein LLC
6295 Sunset Drive LLC
Warranty Deed
$588,000 · City National Bank Of Florida
Oct 24, 2011
—
6295 Sunset Drive LLC
Rubin,laura B
Quit Claim Deed
related
—
Jul 24, 2009
—
Laura B Rubin
Berndt,richard B
Quit Claim 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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