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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Office buildings
6460 8th St West Miami, FL 33144-4814
Entity Owned
9-yr Hold
Free & Clear
Property ID
US18-7826782
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1951
Construction
CONCRETE
Total area
1,575 SF
Lot
0.14 ac (6,000 SF)
Zoning code
6200:COMMERCIAL,ARTERIAL
APN
15-4012-045-0080
UPID
US18-7826782
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
by Request
CAP Approach
CAP
$740k
Comparable Approach
Comparable
$835k
Blend (final)
Blend
$890k
Owner & transaction history
Abreu III LLC · 9 yrs held
Abreu III LLC
since 2017
4 recorded transactions
Zoning & alternative use
6200:COMMERCIAL,ARTERIAL · West Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+15.5%
Auto repair, garage
$1.0M
+2.2%
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 West Miami submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$805,000
6.5%
$740,000
7%
$690,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,010,000
Current use
COMMERCIAL (GENERAL)
$1,165,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,030,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$890k
Range $801k – $979k · ±10%
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
$565 / 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
$10,542
Tax year 2023
Assessed value
$585,851
Assessed 2023
Previous assessed
$417,897
+40.2% YoY
Effective rate
1.80%
On assessed value
Assessed land
$540,000
Assessed improvement
$45,851
Land market value
$540,000
Improvement market value
$45,851
Total market value
$585,851
Applied tax rate
1,500.0000
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
Status
Off-Market
Year built
1951
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
1,575 SF
Lot
0.14 ac (6,000 SF)
Zoning code
6200:COMMERCIAL,ARTERIAL
APN
15-4012-045-0080
UPID
US18-7826782
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6200:COMMERCIAL,ARTERIAL · West Miami, FLZoning 6200:COMMERCIAL,ARTERIAL · permitted uses
6200:COMMERCIAL,ARTERIAL · West 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
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.0M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Abreu III LLC
Entity
Free & Clear · 9 yrs held
Mailing address
6468 SW 8TH ST, WEST MIAMI, FL 33144-4814
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2017
—
Abreu III LLC
Abreu,carlos
Quit Claim Deed
related
—
Jun 17, 2013
$200,000
Carlos Abreu
Pineiro,carmen
Grant Deed
—
May 31, 2006
$450,000
Carmen Pineiro
C I G Properties Corp
Warranty Deed
$348,000 · Interbay Funding LLC
Jun 17, 2003
$279,000
C I G Properties Corp
Pinero,carlos
Grant Deed
$229,000 · Gisela S Medina Trustee
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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