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Property profile & analytics
OFF-MARKET
Estimated value
$990,000
Office buildings
85932 Overseas Hwy, Islamorada, FL 33036-3300
Individually Owned
9-yr Hold
Free & Clear
Property ID
US18-0633764
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1950
Total area
3,010 SF
Lot
0.34 ac (15,000 SF)
APN
00405640-000000
UPID
US18-0633764
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$930k
Comparable Approach
Comparable
$823k
Blend (final)
Blend
$990k
Owner & transaction history
Florida Intl Univ Board Of Tes · 9 yrs held
Florida Intl Univ Board Of Tes
since 2017
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.6M
+21.8%
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 Islamorada submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Islamorada 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%
$1,010,000
6.5%
$930,000
7%
$865,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,315,000
Current use
RETAIL STORES
$1,600,000
Change: +22% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,205,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$990k
Range $891k – $1.09M · ±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
$329 / 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
$125
Tax year 2023
Assessed value
$1,831,407
Assessed 2023
Previous assessed
$1,158,274
+58.1% YoY
Effective rate
0.01%
On assessed value
Assessed land
$1,336,500
Assessed improvement
$494,907
Land market value
$1,336,500
Improvement market value
$494,907
Total market value
$1,831,407
Applied tax rate
50.0000
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1950
Heating
NONE
Cooling
WALL UNIT
Stories
1
Bathrooms
5
Total area
3,010 SF
Lot
0.34 ac (15,000 SF)
APN
00405640-000000
UPID
US18-0633764
Jurisdiction
MONROE
Zoning & alternative use
Zoning · permitted uses
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
OFFICE BUILDING Current
Est. value
$1.3M
RETAIL STORES
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.2M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
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
1950
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
5
Lot
0.34 ac
Current owner
From public records · entity-resolved
Florida Intl Univ Board Of Tes
Individual
Free & Clear · 9 yrs held
Mailing address
11200 FIU S CAMPUS, MIAMI, FL 33199-0001
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2017
—
Florida Intl Univ Board Of Tes
Foundation Ent Holdings IV LLC
Warranty Deed
—
Mar 6, 2014
$1,299,000
Foundation Ent Holdings IV LLC
Snake Creek Partners LLC
Warranty Deed
—
Feb 11, 2013
—
Snake Creek Partners LLC
Cassidy,desmond
Quit Claim Deed
related
—
Feb 23, 2012
$455,000
Desmond J Cassidy
Mgdc Dev Corp Coc
Trustees Deed
—
—
—
Mgdc Dev Corp
—
Deed Of Trust
related
$375,000 · Mary Carroll
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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