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Property profile & analytics
OFF-MARKET
Estimated value
$3,770,000
Outlet malls
8935 Dixie Hwy Pinecrest, FL 33156-1619
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-1682001
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1981
Construction
CONCRETE
Total area
4,616 SF
Lot
0.29 ac (12,665 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
20-5002-005-0100
UPID
US18-1682001
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
$4.05M
CAP Approach
CAP
$2.32M
Comparable Approach
Comparable
$3.89M
Blend (final)
Blend
$3.77M
Owner & transaction history
Piphty Three Holdings LLC · 4 yrs held
Piphty Three Holdings LLC
since 2021
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Pinecrest, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.4M
+29.2%
Auto repair, garage
$3.0M
+14.3%
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
$3,915,000
ML approach
$4,045,000
CAP Approach
CAP Return
Estimation
6%
$2,510,000
6.5%
$2,315,000
7%
$2,150,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,640,000
Current use
COMMERCIAL (GENERAL)
$3,415,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,020,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$2,400,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$3.77M
Range $3.39M – $4.15M · ±10% · vs last sale $3.50M (Nov 8 2021)
Last sale anchor
$3.50M
Nov 8 2021
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
$817 / 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
$50,755
Tax year 2023
Assessed value
$3,310,000
Assessed 2023
Previous assessed
$3,310,000
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$2,849,625
Assessed improvement
$460,375
Land market value
$2,849,625
Improvement market value
$460,375
Total market value
$3,310,000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1981
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
4,616 SF
Lot
0.29 ac (12,665 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
20-5002-005-0100
UPID
US18-1682001
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Pinecrest, FL
Zoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · Pinecrest, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pinecrest. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$3.4M
AUTO REPAIR, GARAGE
Est. value
$3.0M
OFFICE BUILDING
Est. value
$2.4M
RETAIL STORES Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE 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
1
Lot
0.29 ac
Current owner
From public records · entity-resolved
Piphty Three Holdings LLC
Entity
Mailing address
PO BOX 331911, MIAMI, FL 33233-1911
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 8, 2021
$3,500,000
Piphty Three Holdings LLC
Design Depot Furniture LLC
Warranty Deed
$2,800,000 · Apollo Bank
May 6, 2020
—
Design Depot Furniture LLC
—
Deed
related
$2,213,000 · Benworth Cap Ptrs
Apr 6, 2009
$2,300,000
Design Depot Furniture LLC
Verde Properties Lc
Grant Deed
$1,150,000 · Regions Bank
Apr 15, 1998
$1,015,000
Verde Properties Ltd Co
Chase Bank Of Texas
Grant Deed
—
—
—
Design Depot Furniture LLC
—
Deed Of Trust
related
$300,000 · Mercantil Commercebank
—
—
Design Depot Furniture LLC
—
Deed Of Trust
related
$2,213,000 · Benworth Cap Ptrs
—
—
Design Depot Furniture LLC
—
Deed Of Trust
related
$1,841,800 · Mercantil Commercebank
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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