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Property profile & analytics
OFF-MARKET
Estimated value
$2,785,000
Office buildings
9769 Dixie Hwy Pinecrest, FL 33156-5600
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-5546833
Property summary
AI-generated overview
This exceptional 6,817 square foot office building presents a rare investment opportunity in the desirable Pinecrest, Florida area. Located at 9769 S Dixie Hwy, 33156, this single-story building sits on an 8,712 square foot lot and boasts a well-maintained structure. The property is zoned BU-1, reflecting its restricted commercial development within the Village of Pinecrest. Offering ample free parking, this strategically located business hub provides high visibility and immediate access to major transportation arteries, including South Dixie Highway and SR-826. Its convenient location also offers walkability to Metrorail, shopping, and dining options. The asking price is $3,995,000, translating to $586.03 per square foot. This executive and traditional office space represents a unique chance to acquire a prime commercial property in a thriving South Florida community. The building's excellent condition and prime location make it an ideal investment for discerning buyers seeking a high-return asset in a sought-after market.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1981
Construction
CONCRETE
Total area
7,000 SF
Lot
0.2 ac (8,712 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
20-5002-039-0060
UPID
US18-5546833
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
$2.61M
CAP Approach
CAP
$3.30M
Comparable Approach
Comparable
$2.70M
Blend (final)
Blend
$2.79M
Owner & transaction history
Building Lps LLC · 1 yrs held
Building Lps LLC
since 2025
Last sale
$3.3M
2 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Pinecrest, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.6M
+25.7%
Retail stores
$4.0M
+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 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
$2,700,000
ML approach
$2,610,000
CAP Approach
CAP Return
Estimation
6%
$3,570,000
6.5%
$3,295,000
7%
$3,060,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,640,000
Current use
AUTO REPAIR, GARAGE
$4,575,000
Change: +26% · Conversion: Difficult
RETAIL STORES
$4,005,000
Change: +10% · Conversion: Moderate
MEDICAL BUILDING
$3,075,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$2.79M
Range $2.51M – $3.06M · ±10% · vs last sale $3.25M (Mar 12 2025)
Last sale anchor
$3.25M
Mar 12 2025
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
$398 / 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
$28,174
Tax year 2023
Assessed value
$1,578,160
Assessed 2023
Previous assessed
$1,578,160
+0.0% YoY
Effective rate
1.79%
On assessed value
Assessed land
$1,568,160
Assessed improvement
$10,000
Land market value
$1,568,160
Improvement market value
$10,000
Total market value
$1,578,160
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1981
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Bathrooms
4
Total area
7,000 SF
Lot
0.2 ac (8,712 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
20-5002-039-0060
UPID
US18-5546833
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
OFFICE BUILDING Current
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$4.6M
RETAIL STORES
Est. value
$4.0M
MEDICAL BUILDING
Est. value
$3.1M
OFFICE BUILDING Current
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
1981
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Bathrooms
4
Lot
0.2 ac
Current owner
From public records · entity-resolved
Building Lps LLC
Entity
Free & Clear · 1 yrs held
Mailing address
9769 S DIXIE HWY, MIAMI, FL 33156-5600
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2025
$3,250,000
Building Lps LLC
9769 Dixie LLC
Warranty Deed
—
Jun 12, 2017
$2,370,000
Dixie LLC
Thomas R Crompton
Warranty Deed
$1,375,000 · First National Bank
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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