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Property profile & analytics
OFF-MARKET
Estimated value
$2,400,000
Office buildings
9771 Dixie Hwy Pinecrest, FL 33156-2806
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-1529753
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1957
Construction
CONCRETE
Total area
3,635 SF
Lot
0.27 ac (11,853 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
20-5002-039-0050
UPID
US18-1529753
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
$2.40M
CAP Approach
CAP
$1.71M
Comparable Approach
Comparable
$2.50M
Blend (final)
Blend
$2.40M
Owner & transaction history
Fiat Investments LLC · 1 yrs held
Fiat Investments LLC
since 2024
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Pinecrest, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.7M
+42.1%
Auto repair, garage
$2.4M
+25.7%
Retail stores
$2.1M
+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
$2,400,000
ML approach
$2,400,000
CAP Approach
CAP Return
Estimation
6%
$1,855,000
6.5%
$1,710,000
7%
$1,590,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,890,000
Current use
COMMERCIAL (GENERAL)
$2,685,000
Change: +42% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,375,000
Change: +26% · Conversion: Difficult
RETAIL STORES
$2,080,000
Change: +10% · Conversion: Moderate
MEDICAL BUILDING
$1,595,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$2.40M
Range $2.16M – $2.64M · ±10% · vs last sale $2.40M (Jul 24 2024)
Last sale anchor
$2.40M
Jul 24 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
$660 / 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
$37,205
Tax year 2023
Assessed value
$2,143,540
Assessed 2023
Previous assessed
$2,143,540
+0.0% YoY
Effective rate
1.74%
On assessed value
Assessed land
$2,133,540
Assessed improvement
$10,000
Land market value
$2,133,540
Improvement market value
$10,000
Total market value
$2,143,540
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
1957
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
3,635 SF
Lot
0.27 ac (11,853 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
20-5002-039-0050
UPID
US18-1529753
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
$1.9M
COMMERCIAL (GENERAL)
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.4M
RETAIL STORES
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$1.6M
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
1957
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.27 ac
Current owner
From public records · entity-resolved
Fiat Investments LLC
Entity
Mailing address
1172 S DIXIE HWY #763, CORAL GABLES, FL 33146-2918
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 24, 2024
$2,400,000
Fiat Investments LLC
9771 Dixie LLC
Warranty Deed
—
Oct 20, 2022
—
9771 Dixie LLC
—
Deed
related
$1,145,000 · Eastern Financial Mortgage Corp
Apr 30, 2020
—
9771 Dixie LLC
—
Deed
related
$700,000 · Gr Fin'l/s Florida LLC
Apr 23, 2018
$3,547,000
9771 Dixie LLC
H & H Partners Lllp
Warranty Deed
$600,000 · Pbvmf 17 LLC
Nov 9, 2000
$500,000
H & H Partners Ltd
Timinsky,george R
Grant Deed
—
Jul 22, 1997
$363,800
George R Timinsky
Fountain,william H
Grant Deed
$254,625 · Fountain Trust
—
—
9771 Dixie LLC
—
Deed Of Trust
related
$700,000 · Gr Fin'l/s Florida LLC
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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