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Property profile & analytics
OFF-MARKET
Estimated value
$1,400,000
Office buildings
6961 Indian Crk Dr, Miami Beach, FL 33141-3112
Entity Owned
~
Est. High Equity
Property ID
US18-8053564
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1935
Construction
CONCRETE
Total area
1,561 SF
Lot
0.09 ac (4,000 SF)
Zoning code
6600:COMMERCIAL,LIBERAL
APN
02-3211-002-1240
UPID
US18-8053564
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
$1.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.68M
Blend (final)
Blend
$1.40M
Owner & transaction history
Conigsa Corporation
Conigsa Corporation
since 2025
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
6600:COMMERCIAL,LIBERAL · Miami Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+8.4%
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 Miami Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami Beach 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
$1,400,000
ML approach
$1,400,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,065,000
Current use
COMMERCIAL (GENERAL)
$1,155,000
Change: +8% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,020,000
Change: -4% · Conversion: Difficult
RETAIL STORES
$880,000
Change: -17% · Conversion: Moderate
Blend value · Realmo final
$1.40M
Range $1.26M – $1.54M · ±10% · vs last sale $1.40M (Dec 23 2024)
Last sale anchor
$1.40M
Dec 23 2024
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
$897 / 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
$12,486
Tax year 2023
Assessed value
$716,000
Assessed 2023
Previous assessed
$716,000
+0.0% YoY
Effective rate
1.74%
On assessed value
Assessed land
$715,000
Assessed improvement
$1,000
Land market value
$715,000
Improvement market value
$1,000
Total market value
$716,000
Applied tax rate
200.0000
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
1935
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
1,561 SF
Lot
0.09 ac (4,000 SF)
Zoning code
6600:COMMERCIAL,LIBERAL
APN
02-3211-002-1240
UPID
US18-8053564
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6600:COMMERCIAL,LIBERAL · Miami Beach, FL
Zoning 6600:COMMERCIAL,LIBERAL · permitted uses
6600:COMMERCIAL,LIBERAL · Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami Beach. Always verify with local authorities before improvements.
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
$1.0M
RETAIL STORES
Est. value
$880,000
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
1935
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.09 ac
Current owner
From public records · entity-resolved
Conigsa Corporation
Entity
Mailing address
1080 98TH ST, BAY HARBOR ISLANDS, FL 33154-3805
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 18, 2025
$4,630,000
Conigsa Corporation
C & A Limited Liability Company
Special Warranty Deed
$5,580 · C & A Limited Liability Company
Jul 11, 2025
—
Kjd Consulting LLC
Karina J Diehl
Quitclaim Deed
related
—
Dec 23, 2024
$1,400,000
Serge Elkiner
Maria Agai
Warranty Deed
$1,050,000 · City National Bank Of Florida
Feb 8, 2024
—
Vanina Ordorica
Vanina Ordorica
Assignment Of Lease (leasehold Sale)
—
Jul 8, 2016
$670,000
6961 Indian Creek Drive LLC
Ragone,barry M & Elissa B
Warranty Deed
—
Dec 4, 2008
—
Barry M Ragone
—
Trustees Deed
related
$437,512 · Mercantile Bank
Nov 10, 2004
$583,400
Barry M Ragone
Brand,simon
Warranty Deed
$437,512 · Pointe Bank
Oct 4, 1999
$144,958
Simon Brand
Cavallo,victor & Ximena
Grant Deed
$248,500 · Eurobank
—
—
Barry M Ragone
—
Deed Of Trust
related
$437,437 · Mercantile 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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