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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Office buildings
9635 181st Ter Palmetto Bay, FL 33157-5630
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-1579955
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1957
Construction
CONCRETE
Total area
1,969 SF
Lot
0.32 ac (14,155 SF)
Zoning code
0100:SINGLE FAM,GENERAL
APN
33-5033-008-0010
UPID
US18-1579955
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
$555k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$569k
Blend (final)
Blend
$550k
Owner & transaction history
Arpa Growth Development INC · 3 yrs held
Arpa Growth Development INC
since 2023
Last sale
$535,000
6 recorded transactions
Zoning & alternative use
0100:SINGLE FAM,GENERAL · Palmetto Bay, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$865,000
+60.1%
Warehouse, storage
$585,000
+8.4%
Neighborhood: shopping center
$560,000
+3.6%
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 Palmetto Bay submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palmetto Bay 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
$655,000
ML approach
$555,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$540,000
Current use
MEDICAL BUILDING
$865,000
Change: +60% · Conversion: Easy
WAREHOUSE, STORAGE
$585,000
Change: +8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$560,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $535k (Mar 9 2023)
Last sale anchor
$535k
Mar 9 2023
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
$279 / 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
$7,722
Tax year 2023
Assessed value
$494,077
Assessed 2023
Previous assessed
$396,692
+24.5% YoY
Effective rate
1.56%
On assessed value
Assessed land
$368,135
Assessed improvement
$125,942
Land market value
$368,135
Improvement market value
$125,942
Total market value
$494,077
Applied tax rate
3,300.0000
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
1957
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Bathrooms
2
Total area
1,969 SF
Lot
0.32 ac (14,155 SF)
Zoning code
0100:SINGLE FAM,GENERAL
APN
33-5033-008-0010
UPID
US18-1579955
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
0100:SINGLE FAM,GENERAL · Palmetto Bay, FLZoning 0100:SINGLE FAM,GENERAL · permitted uses
0100:SINGLE FAM,GENERAL · Palmetto Bay, FL
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
$540,000
MEDICAL BUILDING
Est. value
$865,000
WAREHOUSE, STORAGE
Est. value
$585,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$560,000
OFFICE BUILDING Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1957
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.32 ac
Current owner
From public records · entity-resolved
Arpa Growth Development INC
Entity
Mailing address
20946 SW 85TH PL, CUTLER BAY, FL 33189-3320
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2023
$535,000
Arpa Growth Development INC
Claremedica Real Estate LLC
Special Warranty Deed
$374,500 · Tg Capital Lending LLC
Mar 30, 2018
$335,000
Claremedica Real Estate LLC
Joseph Thevenin
Special Warranty Deed
$200,000 · City National Bank Of Florida
Jul 24, 2007
—
Joseph Thevenin
Thevenin,joelle
Quit Claim Deed
—
Jan 22, 2004
—
Joseph Thevenin
Joseph Thevenin Md Pa
Quit Claim Deed
related
—
Sep 23, 1999
$160,000
Joseph Thevenin
Thomas,seymour E & Pamela
Grant Deed
$149,400 · Seller
—
—
Joseph Thevenin JR.
—
Deed Of Trust
related
$250,000 · Metro Bank Dade County
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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