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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Office buildings
8950 74th Ct Ste 1202 Miami, FL 33156-3170
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US18-3763659
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2009
Total area
963 SF
Zoning code
6114:DKUC CORE SUB DIST
APN
30-5002-098-0170
UPID
US18-3763659
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
-
Green Leaf Insurance Services, Inc Insurance Agency
-
Miami Dermatology and Cosmetics Physician Medical Clinic
-
EDIL Roofing Product Big Box & Wholesale Store Building Supply
-
Palm Tree Retail Store Consultants Business Service Center
-
Delicias de España Dadeland Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$664k
Blend (final)
Blend
$585k
Owner & transaction history
Pristina LLC · 15 yrs held
Pristina LLC
since 2011
1 recorded transaction
Zoning & alternative use
6114:DKUC CORE SUB DIST · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$710,000
+42.1%
Auto repair, garage
$630,000
+25.7%
Retail stores
$550,000
+10.0%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$500,000
Current use
COMMERCIAL (GENERAL)
$710,000
Change: +42% · Conversion: Easy
AUTO REPAIR, GARAGE
$630,000
Change: +26% · Conversion: Difficult
RETAIL STORES
$550,000
Change: +10% · Conversion: Moderate
MEDICAL BUILDING
$425,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$585k
Range $527k – $644k · ±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
$607 / 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
$6,165
Tax year 2023
Assessed value
$467,055
Assessed 2023
Previous assessed
$467,055
+0.0% YoY
Effective rate
1.32%
On assessed value
Total market value
$467,055
Applied tax rate
3,000.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2009
Heating
NONE
Total area
963 SF
Zoning code
6114:DKUC CORE SUB DIST
APN
30-5002-098-0170
UPID
US18-3763659
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6114:DKUC CORE SUB DIST · Miami, FL
Zoning 6114:DKUC CORE SUB DIST · permitted uses
6114:DKUC CORE SUB DIST · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$500,000
COMMERCIAL (GENERAL)
Est. value
$710,000
AUTO REPAIR, GARAGE
Est. value
$630,000
RETAIL STORES
Est. value
$550,000
MEDICAL BUILDING
Est. value
$425,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
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
2009
Heating
NONE
Current owner
From public records · entity-resolved
Pristina LLC
Entity
Mailing address
8950 SW 74TH CT STE #1212, MIAMI, FL 33156-3170
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 11, 2011
$3,193,900
Pristina LLC
Dadeland Parcel C LLC
Grant Deed
$1,350,800 · Best Meridian Ins Co
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.
Try Rey
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