Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1998
Total area
2,430 SF
Zoning code
6900:SEMI PROFESS OFFICE
APN
20-5002-072-0020
UPID
US18-5273978
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Law Firm
-
Food Market
-
Corporate Office
-
Law Firm
-
Law Firm
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.10M
CAP Approach
CAP
$1.15M
Comparable Approach
Comparable
$1.00M
Blend (final)
Blend
$1.10M
Owner & transaction history
since 2024
Last sale
$1.1M
1 recorded transaction
Zoning & alternative use
6900:SEMI PROFESS OFFICE · Pinecrest, FL
Top alternative use upside
Commercial (general)
$1.8M
+42.1%
Auto repair, garage
$1.6M
+25.7%
Retail stores
$1.4M
+10.0%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.10M
Value range
$990k – $1.21M
±10% around blend
Estimated value / SF
$453 / SF
Confidence
High
9 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
90
$990k
blend $1.10M
$1.21M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,430 SF
Year built
1998
APN
20-5002-072-0020
Zoning
6900:SEMI PROFESS OFFICE
Assessed value
$680,400
Annual tax
$12,096
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.15M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.24M
@ 6.5% CAP return
$1.15M
@ 7% CAP return
$1.06M
4
Sales comparison
Partial preview
Sales approach indication
$1.30M
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.7 mi away · 3,005 SF
2.9 mi away · 3,000 SF
3.4 mi away · 2,951 SF
5.0 mi away · 1,984 SF
5.3 mi away · 2,404 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.10M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 51 sales
$520
-13%
Submarket 2091 sales
$682
-34%
County 2270 sales
$649
-30%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $453/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+42%
vs current-use indication
Auto Repair, Garage
Retail Stores
Office Building · current use
Medical Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
6.80%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.80%
9.0%
NOI (est.)
$77k *
Last sale · Jan 2024
$1.10M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.13M
Move the market yield to see immediate price impact.
Value / SF
$466
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.30%6.80%7.30%
$69k
$1.10M
$1.02M
$949k
$77k
$1.22M
$1.13M
$1.05M
$85k
$1.34M
$1.25M
$1.16M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$1.80M
1.7 mi · Feb 2026 · $685/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$12,096
Tax year 2023
Assessed value
$680,400
Assessed 2023
Previous assessed
$680,400
+0.0% YoY
Effective rate
1.78%
On assessed value
Total market value
$680,400
Applied tax rate
2,000.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1998
Heating
NONE
Total area
2,430 SF
Zoning code
6900:SEMI PROFESS OFFICE
APN
20-5002-072-0020
UPID
US18-5273978
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6900:SEMI PROFESS OFFICE · Pinecrest, FLZoning 6900:SEMI PROFESS OFFICE · permitted uses
6900:SEMI PROFESS OFFICE · Pinecrest, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1998
Heating
NONE
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
6900:SEMI PROFESS OFFICE
Jurisdiction
Pinecrest, FL
Recorded code
6900:SEMI PROFESS OFFICE
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 6900:SEMI PROFESS OFFICE in Pinecrest, FL.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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