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Property profile & analytics
OFF-MARKET
Estimated value
$1,640,000
Warehouses
9961 Indigo St Miami, FL 33157-5345
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-8475165
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1976
Construction
CONCRETE
Total area
5,293 SF
Lot
0.5 ac (21,750 SF)
Zoning code
6161
APN
30-5032-004-1800
UPID
US18-8475165
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
-
Steves Tree and Landscape Service Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.64M
CAP Approach
CAP
$1.07M
Comparable Approach
Comparable
$1.45M
Blend (final)
Blend
$1.64M
Owner & transaction history
Hibiscus Grove LP · 1 yrs held
Hibiscus Grove LP
since 2024
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
6161 · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.7M
+68.9%
Medical building
$2.3M
+47.7%
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 Miami submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami 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
$1,640,000
ML approach
$1,640,000
CAP Approach
CAP Return
Estimation
6%
$1,155,000
6.5%
$1,065,000
7%
$990,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,575,000
Current use
RETAIL STORES
$2,660,000
Change: +69% · Conversion: Moderate
MEDICAL BUILDING
$2,325,000
Change: +48% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,505,000
Change: -4% · Conversion: Moderate
OFFICE BUILDING
$1,450,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$1.64M
Range $1.48M – $1.80M · ±10% · vs last sale $1.64M (Aug 30 2024)
Last sale anchor
$1.64M
Aug 30 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
$310 / 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
$10,210
Tax year 2023
Assessed value
$688,446
Assessed 2023
Previous assessed
$688,446
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$435,000
Assessed improvement
$253,446
Land market value
$435,000
Improvement market value
$253,446
Total market value
$688,446
Applied tax rate
3,000.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1976
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Bathrooms
3
Total area
5,293 SF
Lot
0.5 ac (21,750 SF)
Zoning code
6161
APN
30-5032-004-1800
UPID
US18-8475165
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6161 · Miami, FL
Zoning 6161 · permitted uses
6161 · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.6M
RETAIL STORES
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.5M
WAREHOUSE, STORAGE Current
RETAIL STORES
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
OFFICE 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
1976
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
3
Lot
0.5 ac
Current owner
From public records · entity-resolved
Hibiscus Grove LP
Entity
Mailing address
150 SE 2ND AVE STE #800, MIAMI, FL 33131-1574
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2024
$1,637,500
Hibiscus Grove LP
West Indigo Holdings LLC
Warranty Deed
—
Mar 28, 2017
—
West Indigo Holdings LLC
—
Deed
related
$400,000 · Capital Bank Corporation
Jan 11, 2017
$500,000
West Indigo Holdings LLC
9961 W Indigo LLC
Warranty Deed
$400,000 · 9961 W Indigo LLC
Aug 3, 2016
$185,000
9961 W Indigo LLC
Southeastern Conference Assn/s
Warranty Deed
—
Aug 3, 2005
$425,000
Southeastern Conference Assn Of S
Jacobs,joel
Warranty Deed
—
Jul 30, 2003
$200,000
Joel Jacobs
Larrauri,george
Grant Deed
$110,000 · Bristol Bank
Sep 30, 2002
$80,000
George Larrauri
Dye Enterprises INC
Grant Deed
—
—
—
Joel Jacobs
—
Deed Of Trust
related
$90,000 · Barbara & Merwynn A Merkle
—
—
Southeastern Conference Assn Of S
—
Deed Of Trust
related
$252,506 · Southern Union Revolving Fund
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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