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Property profile & analytics
OFF-MARKET
Estimated value
$1,570,000
Retail space
8101 Biscayne Blvd C-4 Miami, FL 33138-4634
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-1619380
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1968
Total area
3,898 SF
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
01-3207-089-0830
UPID
US18-1619380
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
-
Tree of Life Center Miami Gym & Fitness Center
-
Gennaro Cariglio Jr Law Ofcs Law Firm
-
O'donnell Edward J IV Atty Law Firm
-
Planet Sea Swimwear Store
-
HouseLab Realty Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.96M
Comparable Approach
Comparable
$1.68M
Blend (final)
Blend
$1.57M
Owner & transaction history
Kubo Play 3 LLC · 4 yrs held
Kubo Play 3 LLC
since 2022
Last sale
$1.5M
3 recorded transactions
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Planning and Zoning
Top alternative use upside
Auto repair, garage
$2.6M
+46.9%
Commercial (general)
$1.9M
+10.4%
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 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
$1,150,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,120,000
6.5%
$1,955,000
7%
$1,815,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,735,000
Current use
AUTO REPAIR, GARAGE
$2,550,000
Change: +47% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,915,000
Change: +10% · Conversion: Easy
MEDICAL BUILDING
$1,710,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$1.57M
Range $1.41M – $1.73M · ±10% · vs last sale $1.53M (May 16 2022)
Last sale anchor
$1.53M
May 16 2022
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
$403 / 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
$25,241
Tax year 2023
Assessed value
$1,227,870
Assessed 2023
Previous assessed
$1,130,420
+8.6% YoY
Effective rate
2.06%
On assessed value
Total market value
$1,227,870
Applied tax rate
100.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1968
Heating
NONE
Bathrooms
1
Total area
3,898 SF
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
01-3207-089-0830
UPID
US18-1619380
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Miami, FLZoning 6100:COMMERCIAL,NEIGHBRHD · permitted uses
6100:COMMERCIAL,NEIGHBRHD · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Planning and Zoning
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.7M
RETAIL STORES Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1968
Heating
NONE
Bathrooms
1
Current owner
From public records · entity-resolved
Kubo Play 3 LLC
Entity
Mailing address
8101 BISCAYNE BLVD STE #102, MIAMI, FL 33138-4646
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 16, 2022
$1,530,000
Kubo Play 3 LLC
Beau Living LLC
Warranty Deed
$807,500 · Seacoast National Bank
Oct 8, 2021
—
Beau Living LLC
—
Deed
related
$760,000 · Professional Bank
Jun 20, 2007
$1,230,000
Beau Living LLC
Midgard Development Group INC
Special Warranty Deed
—
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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