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Property profile & analytics
OFF-MARKET
Estimated value
$2,545,000
Office buildings
7740 104th St Pinecrest, FL 33156-3195
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-1684948
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1981
Construction
CONCRETE
Total area
9,174 SF
Lot
0.41 ac (17,784 SF)
Zoning code
6800:COMM,PROFESS OFFICES
APN
20-5010-001-0010
UPID
US18-1684948
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
by Request
Comparable Approach
Comparable
$3.54M
Blend (final)
Blend
$2.55M
Owner & transaction history
Steven E Amster · 4 yrs held
Steven E Amster
since 2021
7 recorded transactions
Zoning & alternative use
6800:COMM,PROFESS OFFICES · Pinecrest, 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 Pinecrest submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pinecrest 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$4,030,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$2.55M
Range $2.29M – $2.80M · ±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
$277 / 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
$28,352
Tax year 2023
Assessed value
$1,800,000
Assessed 2023
Previous assessed
$1,800,000
+0.0% YoY
Effective rate
1.58%
On assessed value
Assessed land
$1,397,910
Assessed improvement
$402,090
Land market value
$1,397,910
Improvement market value
$402,090
Total market value
$1,800,000
Applied tax rate
2,000.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1981
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
9,174 SF
Lot
0.41 ac (17,784 SF)
Zoning code
6800:COMM,PROFESS OFFICES
APN
20-5010-001-0010
UPID
US18-1684948
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6800:COMM,PROFESS OFFICES · Pinecrest, FLZoning 6800:COMM,PROFESS OFFICES · permitted uses
6800:COMM,PROFESS OFFICES · Pinecrest, 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
MEDICAL BUILDING
Est. value
$4.0M
MEDICAL BUILDING
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
1981
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.41 ac
Current owner
From public records · entity-resolved
Steven E Amster
Individual
Mailing address
4661 SW 71ST AVE, MIAMI, FL 33155-4629
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2021
$1,800
Steven E Amster
Costland Office Bldg LLC
Lease
—
Dec 28, 2021
—
Steven E Amster
Costland Office Bldg LLC
Deed
—
Oct 17, 2016
$1,800,000
Coastland Office Bldg LLC
7770 Note Acquisition LLC
Warranty Deed
$1,440,000 · Jpmorgan Chase Bank NA
Nov 7, 2011
$200
7770 Note Acquisition LLC
Aeg 777 LLC Coc
Trustees Deed
related
—
Nov 30, 2007
—
Aeg 777 LLC
American Exchange Mtg Bankers
Quit Claim Deed
related
—
Aug 31, 2006
$1,900,000
American Exchange Mtg Bankers
Ansoca INC
Warranty Deed
$1,520,000 · Totalbank
Mar 11, 2005
$751,800
Ansoca INC
Langdale Co Nv
Warranty Deed
—
Feb 9, 2005
—
Langdale Co Nv
—
Trustees Deed
related
$387,500 · Transac INC
—
—
Ansoca INC
—
Deed Of Trust
related
$550,000 · Humbolt INC
—
—
7770 Note Acquisition LLC
—
Deed Of Trust
related
$1,267,500 · Best Meridian Ins Co
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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