Entity Owned 
For Lease
1 / 35
$40 SF/Yr
20450 NW 2Nd Ave, Miami Gardens, FL 33169
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Property summary
AI-generated overview
This exceptional 17,185 square foot restaurant space is located at 20450 NW 2nd Ave #20466 in Miami Gardens, Florida, zip code 33169. Situated on US 441, this single-tenant property boasts a highly visible corner location, ensuring maximum exposure to the significant vehicular traffic flow. The property is zoned 6500 and features a grease trap, making it ideally suited for continued restaurant operations or similar food service businesses. The building itself comprises a single suite, offering a spacious and functional layout for a variety of uses. The property's APN is 34-11-36-002-0101. This prime location in Miami Gardens offers unparalleled access and visibility, providing an excellent opportunity for businesses to thrive in a vibrant and densely populated area. The strategic positioning capitalizes on the strong purchasing power of the surrounding demographics, making it an attractive investment for those seeking a high-traffic, high-visibility location. This is a rare opportunity to acquire a substantial commercial space in a desirable area. The property is ready for immediate occupancy.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1970
Construction
CONCRETE
Total area
18,726 SF
Lot
1.79 ac (78,000 SF)
Zoning code
6500:COMMERCIAL,CLASSIF
APN
34-1136-002-0101
UPID
US18-1675153
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.42M
Blend (final)
Blend
$4.41M
Owner & transaction history
since 2019
1 recorded transaction
Zoning & alternative use
6500:COMMERCIAL,CLASSIF · Miami Gardens, FL
Top alternative use upside
Warehouse, storage
$5.6M
+19.5%
Neighborhood: shopping center
$5.3M
+14.3%
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 9 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$4.41M
Value range
$3.97M – $4.85M
±10% around blend
Estimated value / SF
$236 / SF
Confidence
High
9 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
90
$3.97M
blend $4.41M
$4.85M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
18,726 SF
Lot area
1.79 ac
Year built
1970
Stories
1
APN
34-1136-002-0101
Zoning
6500:COMMERCIAL,CLASSIF
Assessed value
$3,169,920
Annual tax
$46,074
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$7.25M
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.7 mi away · 14,851 SF
8.7 mi away · 16,041 SF
10.9 mi away · 21,302 SF
11.4 mi away · 13,992 SF
13.2 mi away · 18,319 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.41M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 23 sales
$249
-5%
County 2270 sales
$649
-64%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $236/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Warehouse, Storage
Gross theoretical uplift
+20%
vs current-use indication
Neighborhood: Shopping Center
Office Building · current use
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
Not available
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: replacement-cost inputs are not on file.
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 · 9 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.17M
Move the market yield to see immediate price impact.
Value / SF
$169
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
5.00%7.00%9.00%
$200k
$3.99M
$2.85M
$2.22M
$222k
$4.44M
$3.17M
$2.47M
$244k
$4.88M
$3.49M
$2.71M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$4.10M
1.3 mi · Mar 2026 · $306/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$46,074
Tax year 2023
Assessed value
$3,169,920
Assessed 2023
Previous assessed
$3,169,920
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$2,730,000
Assessed improvement
$439,920
Land market value
$2,730,000
Improvement market value
$439,920
Total market value
$3,169,920
Applied tax rate
3,400.0000
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
OFFICE BUILDING
Status
For Lease
Year built
1970
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
18,726 SF
Lot
1.79 ac (78,000 SF)
Zoning code
6500:COMMERCIAL,CLASSIF
APN
34-1136-002-0101
UPID
US18-1675153
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6500:COMMERCIAL,CLASSIF · Miami Gardens, FLZoning 6500:COMMERCIAL,CLASSIF · permitted uses
6500:COMMERCIAL,CLASSIF · Miami Gardens, 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
1970
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.79 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
6500:COMMERCIAL,CLASSIF
Jurisdiction
Miami Gardens, FL
Recorded code
6500:COMMERCIAL,CLASSIF
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 6500:COMMERCIAL,CLASSIF in Miami Gardens, FL.
What opens after registration
Zoning profile
2 official documentsVerified 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.
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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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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