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Property profile & analytics
OFF-MARKET
Estimated value
$4,900,000
Industrial properties
85960 Overseas Hwy Islamorada, FL 33036-3322
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-2598443
Property profile
Verified
Property type
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Year built
1987
Total area
10,994 SF
Lot
0.23 ac (10,000 SF)
APN
00405550-000000
UPID
US18-2598443
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
$4.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.01M
Blend (final)
Blend
$4.90M
Owner & transaction history
Pl Island Outcomes LLC · 2 yrs held
Pl Island Outcomes LLC
since 2024
Last sale
$4.9M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.8M
+32.6%
Office building
$4.8M
+8.9%
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
$4,900,000
ML approach
$4,900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,405,000
Current use
RETAIL STORES
$5,840,000
Change: +33% · Conversion: Easy
OFFICE BUILDING
$4,795,000
Change: +9% · Conversion: Easy
WAREHOUSE, STORAGE
$3,770,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$4.90M
Range $4.41M – $5.39M · ±10% · vs last sale $4.90M (Apr 25 2024)
Last sale anchor
$4.90M
Apr 25 2024
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
$446 / 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
$22,181
Tax year 2023
Assessed value
$2,463,355
Assessed 2023
Previous assessed
$2,125,935
+15.9% YoY
Effective rate
0.90%
On assessed value
Assessed land
$849,750
Assessed improvement
$1,613,605
Land market value
$849,750
Improvement market value
$1,613,605
Total market value
$2,463,355
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
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Status
Off-Market
Year built
1987
Heating
NONE
Stories
5
Total area
10,994 SF
Lot
0.23 ac (10,000 SF)
APN
00405550-000000
UPID
US18-2598443
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
COMMERCIAL (GENERAL) Current
Est. value
$4.4M
RETAIL STORES
Est. value
$5.8M
OFFICE BUILDING
Est. value
$4.8M
WAREHOUSE, STORAGE
Est. value
$3.8M
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1987
Heating
NONE
Stories
5
Lot
0.23 ac
Current owner
From public records · entity-resolved
Pl Island Outcomes LLC
Entity
Free & Clear · 2 yrs held
Mailing address
2420 BRICKELL AVE APT 103B, MIAMI, FL 33129-2451
Ownership since
2024
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
Apr 25, 2024
$4,900,000
Pl Island Outcomes LLC
Strahl Plaza LLC
Warranty Deed
—
Jul 29, 2022
—
Marianne Irene Elmore
Merle V Strahl
Affidavit Of Death Of Joint Tenant
—
Feb 19, 2014
—
Strahl,merle V 2014 Trust
Strahl,merle V
Quit Claim Deed
related
—
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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