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    • Brokers

    Richard Feldman, Wilton Manors, FL

    License ID: 3249105
    Years of Experience
    12
    Association
    Miami Association Of Realtors Inc

    Service Locations

    Contact details

    Phone:
    (305) 970-2884
    Office Address:
    13205 Ne 16th Ave, Miami, FL, 33161

    Performance

    Listings
    19
    Total transactions
    187
    Total transactions amount
    $147M
    Price range
    $524k - 1.2M
    Average price
    $786k

    Listings

    For Sale (12)

    View map
    • $125,000
      298 SF

      Miami Beach Multifamily Investment

      Prime Miami Beach location, high occupancy.
      6770 Indian Creek Dr, Miami Beach, FL 33141
      View Details
    • $1,000,000

      Prime Aventura Medical Office Building

      Turnkey Medical Office, Excellent Location
      20772 Dixie Hwy, Miami, FL 33180
      View Details
    • $1,295,000

      Wilton Manors Waterfront Duplex

      Rare Wilton Manors Duplex, Waterfront Oasis
      634 20Th Dr, Wilton Manors, FL 33305
      View Details
    • Contact for pricing

      Land Parcel in Sebring, Florida

      Land parcel with electric available in Sebring, Florida.
      8004 Marin St, Sebring, FL 33872
      View Details
    • $140,000

      Land with Teardown House

      Land for sale with existing teardown house on property.
      1305 NE Meyers Ter, Jensen Beach, FL 34957
      View Details
    • $249,876

      Submerged Land Dock Opportunity

      Submerged land zoned for docks, piers, and water-dependent improvements.
      3442 NE Causeway Blvd, Jensen Beach, FL 34957
      View Details
    • $75,000

      Established Military Surplus Store

      Military surplus store with diverse inventory in Northshore Plaza.
      755 NW Federal Hwy, Stuart, FL 34997
      View Details
    • $2,350,000

      Warehouse Space I95 Visibility

      Commercial space with high visibility from I95 highway.
      10812 NW 6Th Ct, Miami, FL 33168
      View Details
    • $1,000,000

      Medical Office Near Aventura Hospital

      Turnkey medical office space with digital X-ray unit.
      20772 W Dixie Hwy, Miami, FL 33180
      View Details
    • Contact for pricing

      Miami Beach Retail Space Available

      Prime retail space with high visibility near the beach.
      730 71St St, Miami, FL 33141
      View Details
    • Contact for pricing

      Warehouse Space with Office

      Warehouse space with office, garage door, near the beach.
      710 71St St, Miami, FL 33141
      View Details
    • $85,000

      Established Electronics Store For Sale

      Electronics store and repair shop with high online presence.
      723 NE 79, Miami, FL 33138
      View Details

    For Lease (7)

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    • $45 SF/Yr
      6,129 SF

      Miami Beach Retail Space For Lease

      Prime 6,129 SF Retail, High Traffic Location
      730 71 St, Miami Beach, FL 33141
      View Details
    • $20 SF/Yr
      1,200 SF

      Jensen Beach Warehouse For Lease

      1,200 SF Warehouse, Prime Location
      845 Pop Tilton Pl, Jensen Beach, FL 34957
      View Details
    • $45 SF/Yr
      684 SF

      Miami Beach Retail Space

      Prime 684 sq ft retail space on 71st St.
      706 71 St, Miami Beach, FL 33141
      View Details
    • $45 SF/Yr
      784 SF

      Miami Beach Retail Space for Lease

      784 sq ft, High-Traffic Location, Beach Proximity
      702 71 St, Miami Beach, FL 33141
      View Details
    • $45 SF/Yr
      750 SF

      71st Street Warehouse Opportunity

      Prime Miami Beach warehouse, 750 sq ft.
      710 71 St, Miami Beach, FL 33141
      View Details
    • $45 SF/Yr
      926 SF

      702 71st St: Prime Corner Unit

      Move-in ready office/retail space. High visibility, 926 sq ft.
      702 71 St, Miami Beach, FL 33141
      View Details
    • $6,600 /Mo

      Jensen Beach Flex/Retail/Office Spaces

      Flex, retail, and office spaces available for lease in Jensen Beach.
      845 12Th Ter, Jensen Beach, FL 34957
      View Details

    Leases and Sales on Map

    • For Sale
    • For Lease

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    Richard Feldman, Wilton Manors, FL
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Richard Feldman, Wilton Manors, FL
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