OFF-MARKET
Outlet malls
Property ID
US18-4189104
Entity Owned Owner of record is a legal entity (LLC / corporation).
4-yr Hold Held for 4 years.
~
Est. High Equity Modeled equity is high. Estimate, not a fact.
Entity Owned Ownership intelligence
Who controls the opportunity?
Owner of record from public deeds, plus portfolio, hold profile and investor signals where the data supports them. Included with a plan.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with a plan.
Debts
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — included with a plan.
Property tax · 2023
What does the county charge?
$144k
Tax billed · 2023
Assessed value$6.80M
Assessed land$3.72M
Assessed improvement$3.08M
Effective rate2.12%
Value estimate
· Nov 2026$7.17M
$6.45M – $7.88M
AI approach$6.89M
CAP approach$7.85M
Submarket $/SF estimate$8.67M
Realmo valuation models over county records and 5 qualifying comparable sales.
Recently sold
What actually traded nearby?
$445/SF
ZIP average, outlier-cleaned · 21 recorded sales of this use type
Observed band · Q1–Q3$295 – $554
Qualifying comparables5
Cap rate analysis
How does the asset earn?
No income signal is modeled for this parcel yet — the Cap Rates tab runs the workflow.
Zoning insight
What can be built here?
6200:COMMERCIAL,ARTERIAL
JurisdictionDADE
Location intelligence
Which uses thrive at this corner?
Best fit: Nursing Home
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Nursing Home9.5
Electrical Service9.3
Assisted Living Facility9.1
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 8 transfers
✓ 5 qualifying comp sales
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
Comparables
6 recorded sales · 18 properties nearbyRecent sales nearby
6 recorded sales in this ZIP, last 8 years
Address
Sale price
Sold
Size
Sale prices and dates as our records hold them, one row per building. A deed can cover more of a building than the size shown, so read the price against the size rather than dividing one by the other.
Comparable nearby
6 properties of the same type nearby
Comparable nearby
Similar Nearby for Sale
Similar Nearby for Lease
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 5 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional plan · 30 reports
from $199/month
from $199/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$7.17M
Value range
$6.45M – $7.88M
±10% around blend
Estimated value / SF
$458 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
100
Comparable sales
50
$6.45M
blend $7.17M
$7.88M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
- GBA
- 15,644 SF
- Lot area
- 1.07 ac
- Year built
- 1996
- Stories
- 1
- APN
- 11-3206-011-0120
- Zoning
- 6200:COMMERCIAL,ARTERIAL
- Assessed value · 2023
- $6,800,000
- Annual tax · 2023
- $144,151
3
Income approach: direct capitalization
Partial preview
Income approach indication
$7.85M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$8.51M
@ 6.5% CAP return
$7.85M
@ 7% CAP return
$7.29M
4
Comparable sales
Partial preview
Comparables picked and weighted for this valuation. The Overview tab lists recorded sales nearby as our records hold them, unweighted and unselected, so the two do not have to agree.
Sales approach indication
$6.96M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale date
Sale price
$ / SF
6.0 mi away · 11,951 SF
6.2 mi away · 20,232 SF
7.4 mi away · 13,998 SF
8.0 mi away · 11,530 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.17M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
ZIP 21 sales
$445
+3%
Submarket 997 sales
$572
-20%
County 1136 sales
$507
-10%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $458/SF.
Delta below average reads as headroom.
Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+70%
vs current use, $6.97M
- Restaurant
- Auto Repair, Garage
- Commercial (general)
- Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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.
How Realmo checks its estimates
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 sales, saved work and exports.
9-scenario matrix
Comparable sales · 5
Market rates by use type
PDF export
Professional plan · 30 reports
from $199/month
from $199/month
Overview
Implied cap rate
7.10%
Implied, in-place cap rate for this outlet malls
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 · 7.10%
9.0%
NOI (est.)
$510k
Last sale · Jan 2022
$8.24M
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$7.19M
Move the market yield to see immediate price impact.
Value / SF
$460
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the modeled NOI — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.60%7.10%7.60%
$459k
$6.96M
$6.47M
$6.04M
$510k
$7.73M
$7.19M
$6.72M
$561k
$8.51M
$7.91M
$7.39M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable sales
Partial preview
Qualifying comparables
5 found
High confidence · county-verified
Closest comparable
$3.20M
5.1 mi · Apr 2026 · $269/SF
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1996
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
15,644 SF
Lot
1.07 ac (46,494 SF)
Zoning code
6200:COMMERCIAL,ARTERIAL
APN
11-3206-011-0120
UPID
US18-4189104
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Property tax & assessments
Tax year 2023
Tax billed
$144,151
Assessed value
$6,800,000
Assessed 2023
Previous assessed
$4,082,700
+66.6% YoY
Effective rate
2.12%
On assessed value
Assessed land
$3,719,520
Assessed improvement
$3,080,480
Land market value
$3,719,520
Improvement market value
$3,080,480
Total market value
$6,800,000
Applied tax rate
1,100.0000
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
Jurisdiction
Miami Shores, FL
Zoning code
6200:COMMERCIAL,ARTERIAL
Codes and permitted uses for this address
Registration is required before the official district profile is shown.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and any signals we can model, to help you decide who to contact next.
What opens after registration
Ownership intelligence
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties we can resolve, with estimated value
Deal signalsSell-side activity where we detect it
Debt & historyRecorded loans and transaction history
Included with every plan
See the ownership record for this address.
Registration is required before any owner information is shown.
Every paid plan opens ownership intelligence on every property.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with a plan - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Debts · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data comes with a plan: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership intelligence
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Included with every plan
See the ownership record for this address.
Registration is required before any owner information is shown.
Every paid plan opens ownership intelligence on every property.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Research This Page with AI
Rey answers here. ChatGPT, Grok and Claude get the same data packet.
Includes: Price & PSF · Cap rate · Location · Zoning
Ask Rey →
ChatGPT
Grok
Claude
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