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Property profile & analytics
OFF-MARKET
Estimated value
$10,300,000
Office buildings
9730 Fern St Palmetto Bay, FL 33157-5440
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US19-0696485
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2022
Construction
CONCRETE
Total area
21,210 SF
Lot
0.5 ac (21,895 SF)
Zoning code
4100:MULTI-FAMILY,101+U/A
APN
33-5032-004-2790
UPID
US19-0696485
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
$10.30M
CAP Approach
CAP
$9.37M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.30M
Owner & transaction history
Fern Street Partners LLC · 2 yrs held
Fern Street Partners LLC
since 2024
Last sale
$10.3M
3 recorded transactions
Zoning & alternative use
4100:MULTI-FAMILY,101+U/A · Palmetto Bay, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$15.7M
+170.4%
Commercial (general)
$15.7M
+169.6%
Auto repair, garage
$13.9M
+138.4%
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
$10,300,000
ML approach
$10,300,000
CAP Approach
CAP Return
Estimation
6%
$10,150,000
6.5%
$9,370,000
7%
$8,700,000
Alternative Use
Use
Estimation
RESTAURANT
$15,730,000
Change: +170% · Conversion: Moderate
COMMERCIAL (GENERAL)
$15,680,000
Change: +170% · Conversion: Easy
AUTO REPAIR, GARAGE
$13,865,000
Change: +138% · Conversion: Difficult
RETAIL STORES
$10,650,000
Change: +83% · Conversion: Moderate
MEDICAL BUILDING
$9,315,000
Change: +60% · Conversion: Easy
WAREHOUSE, STORAGE
$6,305,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$10.30M
Range $9.27M – $11.33M · ±10% · vs last sale $10.30M (Jul 10 2024)
Last sale anchor
$10.30M
Jul 10 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
$486 / 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
$60,343
Tax year 2023
Assessed value
$3,449,152
Assessed 2023
Previous assessed
$985,275
+250.1% YoY
Effective rate
1.75%
On assessed value
Assessed land
$985,275
Assessed improvement
$2,463,877
Land market value
$985,275
Improvement market value
$2,463,877
Total market value
$3,449,152
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
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2022
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
3
Total area
21,210 SF
Lot
0.5 ac (21,895 SF)
Zoning code
4100:MULTI-FAMILY,101+U/A
APN
33-5032-004-2790
UPID
US19-0696485
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
4100:MULTI-FAMILY,101+U/A · Palmetto Bay, FLZoning 4100:MULTI-FAMILY,101+U/A · permitted uses
4100:MULTI-FAMILY,101+U/A · 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
RESTAURANT
Est. value
$15.7M
COMMERCIAL (GENERAL)
Est. value
$15.7M
AUTO REPAIR, GARAGE
Est. value
$13.9M
RETAIL STORES
Est. value
$10.7M
MEDICAL BUILDING
Est. value
$9.3M
WAREHOUSE, STORAGE
Est. value
$6.3M
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL 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
2022
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
3
Buildings
2
Lot
0.5 ac
Current owner
From public records · entity-resolved
Fern Street Partners LLC
Entity
Mailing address
6900 SW 80TH ST STE #480, MIAMI, FL 33143-4931
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
Jul 10, 2024
$10,300,000
Fern Street Partners LLC
Opuscare Of Florida LLC
Warranty Deed
$1,000,000 · Popular Bank
Sep 9, 2022
$1,400,000
Opuscare Of Florida LLC
9730 Fern Holdings LLC
Quit Claim Deed
related
$1,100,000 · 9730 Fern Holdings LLC
May 16, 2017
$1,075,000
9730 Fern Holdings LLC
Centerstate Bk Of Fl
Warranty Deed
—
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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