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    Property profile & analytics

    7685 104th St Ste, Unit 100 Pinecrest, FL 33156-3161

    • Office buildings
    • 2,732 SF
    OFF-MARKET
    Value Estimations
    $975,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US18-3066504
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by 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

    Property Details for 7685 104th St Ste

    Year built
    1998
    Property size
    2,732 SF
    Zone code
    6900:SEMI PROFESS OFFICE
    Property type
    Office buildings
    APN
    20-5002-074-0010
    APU
    2050020740010

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $1,128,000
      Market price range: $1.05M - $1.88M
      AI Estimate
      $821,000
      Market price range: $213k - $1.55M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $1,420,000
      Current use
      RETAIL STORES
      $1,565,000
      Change: +10% Conversion: Moderate
      MEDICAL BUILDING
      $1,200,000
      Change: -16% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Pinecrest
    County
    Miami-dade
    State
    Florida
    Longitude
    -80.3187
    Latitude
    25.6746
    CBSA code
    33100
    CBSA name
    MIAMI-FORT LAUDERDALE-MIAMI BEACH, FL METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $13,599
    $0.00
    $0.00
    $764,960
    -
    $0.00
    $0.00
    $764,960

    Comparable in this City

    • Value Estimation
      $3,535,000
      13,448 SF

      7700 104th St

      OFFICE BUILDING (MULTI-STORY) • 13,448 SF
      7700 104th St, Pinecrest, FL 33156-3149
      View Details
    • Value Estimation by Request
      854 SF

      8500 92nd Stb102

      PROFESSIONAL BUILDING • 854 SF
      8500 92nd Stb102, Miami, FL 33156-7390
      View Details
    • Value Estimation
      $670,000
      1,238 SF

      9449 Old Dixie Hwy

      PROFESSIONAL BUILDING • 1,238 SF
      9449 Old Dixie Hwy, Miami, FL 33156-2816
      View Details
    • Value Estimation
      $570,000
      943 SF

      8950 74th Ct Ste, Unit 1208

      OFFICE BUILDING (MULTI-STORY) • 943 SF
      8950 74th Ct Ste, Miami, FL 33156-3170
      View Details
    • Value Estimation
      $820,000
      1,355 SF

      8950 74th Ct Ste, Unit 1410

      OFFICE BUILDING (MULTI-STORY) • 1,355 SF
      8950 74th Ct Ste, Miami, FL 33156-3173
      View Details
    • Value Estimation
      $570,000
      943 SF

      8950 74th Ct Ste, Unit 1508

      OFFICE BUILDING (MULTI-STORY) • 943 SF
      8950 74th Ct Ste, Miami, FL 33156-3174
      View Details

    Similar Nearby for Sale

    • Contact for pricing

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      View Details
    • $3,250,000
      0.26 Acres

      Prime Commercial Building on Dixie

      Free-standing commercial building with high visibility and exceptional location.
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      Renovated Office Building For Sale

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      Freestanding Office Building For Sale

      Freestanding office building with ample parking and convenient location.
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      Dadeland Boutique Office Building

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    • Contact for pricing

      Dadeland Area Class B Office

      Class B office building in the Dadeland area.
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    Similar Nearby for Lease

    • Contact for pricing
      532 SF

      Class A Office Space Available

      Boutique Class A office space with modern amenities.
      9350 S Dixie Hwy, Miami, FL 33156
      View Details
    • $0.01 SF/Yr
      32,218 SF

      Dadeland Executive Office Building

      Prime Miami Office Space, 25,000+ sq ft
      9480 Dixie Hwy, Miami, FL 33156
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    • Contact for pricing
      128,871 SF

      Kendall I Plaza: Office Space for Lease

      128,871 SF Office Building, Prime Location
      8603 Dixie Hwy, Miami, FL 33156
      View Details
    • $3,600 /Mo

      Galloway Professional Center Office Space

      Office space near Baptist Hospital with medical use allowed.
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    • Contact for pricing

      Dadeland

      Discover many ways to work your way in Towers Crescent
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      View Details
    • $0.24 SF/Yr
      78,517 SF

      Pinecrest Office Building For Sale

      Prime Pinecrest Office, High Visibility
      11921 Dixie Hwy, Pinecrest, FL 33156
      View Details
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    Pinecrest, FL 33156-3161
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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