Entity Owned Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1967
Construction
CONCRETE
Total area
8,190 SF
Lot
1.07 ac (46,785 SF)
Zoning code
6200:COMMERCIAL,ARTERIAL
APN
20-5010-025-0060
UPID
US19-0668277
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
-
Grocery & Convenience Store
-
Marketing & Advertising Advertising Agency
-
Dental Office
-
Dental Office
-
Marketing & Advertising Advertising Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.11M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.90M
Owner & transaction history
since 2018
4 recorded transactions
Zoning & alternative use
6200:COMMERCIAL,ARTERIAL · Pinecrest, FL
Top alternative use upside
Restaurant
$6.1M
+29.6%
Commercial (general)
$6.1M
+29.2%
Auto repair, garage
$5.4M
+14.3%
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 11 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
$3.90M
Value range
$3.51M – $4.28M
±10% around blend
Estimated value / SF
$476 / SF
Confidence
High
11 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
100
$3.51M
blend $3.90M
$4.28M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,190 SF
Lot area
1.07 ac
Year built
1967
Stories
1
APN
20-5010-025-0060
Zoning
6200:COMMERCIAL,ARTERIAL
Assessed value
$8,116,000
Annual tax
$98,095
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.11M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$4.46M
@ 6.5% CAP return
$4.11M
@ 7% CAP return
$3.82M
4
Sales comparison
Partial preview
Sales approach indication
$3.41M
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.5 mi away · 9,529 SF
9.6 mi away · 8,250 SF
9.7 mi away · 7,935 SF
12.6 mi away · 9,506 SF
12.6 mi away · 8,016 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.90M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 997 sales
$572
-17%
County 1136 sales
$507
-6%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $476/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+30%
vs current-use indication
Commercial (general)
Auto Repair, Garage
Retail Stores · current use
Office 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 · 11 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$8.12M
Move the market yield to see immediate price impact.
Value / SF
$991
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
5.00%7.00%9.00%
$511k
$10.23M
$7.30M
$5.68M
$568k
$11.36M
$8.12M
$6.31M
$625k
$12.50M
$8.93M
$6.94M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$5.90M
5.7 mi · Jan 2026 · $620/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$98,095
Tax year 2023
Assessed value
$8,116,000
Assessed 2023
Previous assessed
$4,817,275
+68.5% YoY
Effective rate
1.21%
On assessed value
Assessed land
$7,132,815
Assessed improvement
$983,185
Land market value
$7,132,815
Improvement market value
$983,185
Total market value
$8,116,000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1967
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
8,190 SF
Lot
1.07 ac (46,785 SF)
Zoning code
6200:COMMERCIAL,ARTERIAL
APN
20-5010-025-0060
UPID
US19-0668277
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6200:COMMERCIAL,ARTERIAL · Pinecrest, FLZoning 6200:COMMERCIAL,ARTERIAL · permitted uses
6200:COMMERCIAL,ARTERIAL · 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
1967
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
1.07 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
6200:COMMERCIAL,ARTERIAL
Jurisdiction
Pinecrest, FL
Recorded code
6200:COMMERCIAL,ARTERIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 6200:COMMERCIAL,ARTERIAL 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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