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Property profile & analytics
OFF-MARKET
Estimated value
$21,315,000
Warehouses
6850 81st Ter, Miami, FL 33143-7712
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-5184548
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1998
Construction
CONCRETE
Total area
104,061 SF
Lot
1.75 ac (76,247 SF)
Zoning code
7300:INDUSTRIAL,HVY MFG
APN
30-4035-041-0010
UPID
US18-5184548
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
-
Tropical Music Corporation (Bike/Boat/Book/etc) Store
-
Life Storage - Miami Storage Facility
-
Palmer Guitars Nelson Rodriguez (Bike/Boat/Book/etc) Store
-
Pexco Inc (Bike/Boat/Book/etc) Store
-
ADR Development Corporation Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$13.58M
CAP Approach
CAP
$26.12M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$21.32M
Owner & transaction history
Life Storage LP · 4 yrs held
Life Storage LP
since 2021
Last sale
$21.0M
5 recorded transactions
Zoning & alternative use
7300:INDUSTRIAL,HVY MFG · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Miami submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$24,910,000
ML approach
$13,575,000
CAP Approach
CAP Return
Estimation
6%
$28,295,000
6.5%
$26,115,000
7%
$24,250,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$30,940,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$29,575,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$21.32M
Range $19.18M – $23.45M · ±10% · vs last sale $20.99M (Oct 28 2021)
Last sale anchor
$20.99M
Oct 28 2021
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
$205 / 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
$306,258
Tax year 2023
Assessed value
$17,958,000
Assessed 2023
Previous assessed
$16,582,000
+8.3% YoY
Effective rate
1.71%
On assessed value
Assessed land
$3,656,125
Assessed improvement
$14,301,875
Land market value
$3,656,125
Improvement market value
$14,301,875
Total market value
$17,958,000
Applied tax rate
3,000.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1998
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
4
Total area
104,061 SF
Lot
1.75 ac (76,247 SF)
Zoning code
7300:INDUSTRIAL,HVY MFG
APN
30-4035-041-0010
UPID
US18-5184548
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7300:INDUSTRIAL,HVY MFG · Miami, FL
Zoning 7300:INDUSTRIAL,HVY MFG · permitted uses
7300:INDUSTRIAL,HVY MFG · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$30.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$29.6M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
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
1998
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
4
Lot
1.75 ac
Current owner
From public records · entity-resolved
Life Storage LP
Entity
Mailing address
6467 MAIN ST, WILLIAMSVILLE, NY 14221-5856
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Oct 28, 2021
$20,990,000
Life Storage LP
6850 Sw 81st Terrace LLC
Special Warranty Deed
—
Mar 1, 2017
—
6850 Sw 81st Terrace LLC
—
Grant Deed
related
$12,563,948 · M&t Bk
Jan 24, 2017
$8,720,000
6850 Sw 81st Terrace LLC
Flannagan Properties INC
Warranty Deed
—
Jul 1, 2009
—
Flannagan Properties INC
—
Deed Of Trust
related
$2,000,000 · Mercantile Commerce Bank
—
—
Flannagan Properties INC
—
Deed Of Trust
related
$693,083 · Mercantile Commerce Bank
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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