Entity Owned 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
Current use
Occupant on record · Public records
-
Psychotherapist
-
(Bike/Boat/Book/etc) Store Pharmacy
-
Title Company
-
Corporate Office
-
Real Estate Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.61M
CAP Approach
CAP
$3.30M
Comparable Approach
Comparable
$2.70M
Blend (final)
Blend
$2.70M
Owner & transaction history
since 2025
Last sale
$3.3M
2 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Pinecrest, FL
Top alternative use upside
Auto repair, garage
$4.6M
+25.7%
Retail stores
$4.0M
+10.0%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$2.70M
Value range
$2.43M – $2.97M
±10% around blend
Estimated value / SF
$386 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
60
$2.43M
blend $2.70M
$2.97M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,000 SF
Lot area
0.2 ac
Year built
1981
Stories
2
APN
20-5002-039-0060
Zoning
6400:COMMERCIAL,CENTRAL
Assessed value
$1,578,160
Annual tax
$28,174
3
Income approach: direct capitalization
Partial preview
Income approach indication
$3.30M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.57M
@ 6.5% CAP return
$3.30M
@ 7% CAP return
$3.06M
4
Sales comparison
Partial preview
Sales approach indication
$3.35M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.1 mi away · 5,878 SF
7.2 mi away · 7,740 SF
8.1 mi away · 7,862 SF
9.0 mi away · 4,952 SF
9.4 mi away · 8,521 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.70M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 51 sales
$520
-26%
Submarket 2091 sales
$682
-43%
County 2270 sales
$649
-41%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $386/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+26%
vs current-use indication
Retail Stores
Office Building · current use
Medical Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Implied cap rate
7.90%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.90%
9.0%
NOI (est.)
$228k *
Last sale · Mar 2025
$3.25M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.88M
Move the market yield to see immediate price impact.
Value / SF
$411
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.40%7.90%8.40%
$205k
$2.77M
$2.59M
$2.44M
$228k
$3.07M
$2.88M
$2.71M
$250k
$3.38M
$3.17M
$2.98M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$3.50M
6.8 mi · Mar 2026 · $569/SF
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
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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, FLZoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · Pinecrest, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · 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
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
6400:COMMERCIAL,CENTRAL
Jurisdiction
Pinecrest, FL
Recorded code
6400:COMMERCIAL,CENTRAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 6400:COMMERCIAL,CENTRAL in Pinecrest, FL.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 9769 Dixie Hwy?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
Get access to Data & Analytics
Choose membership plan that suits your needs
Unlock Full Report
$9
one-time
Single Property Report
Full report includes
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
MOST POPULAR
Professional Plan
$99
/mo
30 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 30 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Enterprise Plan
$299
/mo
300 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 300 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Unlock Light Report
Free
Confirm your email
and get 1 Light Report
and get 1 Light Report
Light report includes
- Property Information
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Potential
- Location Insight
- Alternative use
- Local Zoning Insight
Confirm your e-mail to get the report
