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Property profile & analytics
OFF-MARKET
Estimated value
$33,845,000
Assisted living facilities
1 Andalusia Ave Coral Gables, FL 33134-6123
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US18-6167744
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2013
Construction
METAL FRAME
Total area
298,102 SF
Lot
0.99 ac (42,927 SF)
Zoning code
6400
APN
03-4117-005-0890
UPID
US18-6167744
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$27.56M
Blend (final)
Blend
$33.85M
Owner & transaction history
Palace Management Group LLC · 9 yrs held
Palace Management Group LLC
since 2017
6 recorded transactions
Zoning & alternative use
6400 · Coral Gables, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Coral Gables submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Coral Gables 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$33.85M
Range $30.46M – $37.23M · ±10%
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
$114 / 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
$1,223,042
Tax year 2023
Assessed value
$63,565,000
Assessed 2023
Previous assessed
$62,450,000
+1.8% YoY
Effective rate
1.92%
On assessed value
Assessed land
$15,024,450
Assessed improvement
$48,540,550
Land market value
$15,024,450
Improvement market value
$48,540,550
Total market value
$63,565,000
Applied tax rate
300.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2013
Construction
METAL FRAME
Heating
NONE
Cooling
CENTRAL
Stories
9
Units
243
Total area
298,102 SF
Lot
0.99 ac (42,927 SF)
Zoning code
6400
APN
03-4117-005-0890
UPID
US18-6167744
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400 · Coral Gables, FL
Zoning 6400 · permitted uses
6400 · Coral Gables, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Coral Gables. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2013
Construction
METAL FRAME
Heating
NONE
Cooling
Yes
Stories
9
Units
243
Lot
0.99 ac
Current owner
From public records · entity-resolved
Palace Management Group LLC
Entity
Mailing address
405 BILTMORE WAY, CORAL GABLES, FL 33134-5717
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 11, 2017
—
Palace Management Group LLC
—
Deed
related
$72,200,000 · Private Individual
Jun 25, 2013
—
Palace Management Group LLC
—
Loan Modification
related
$47,551,597 · Td Bank NA
Sep 11, 2012
—
Palace Management Group LLC
—
Deed Of Trust
related
$47,551,597 · Td Bank NA
Sep 26, 2011
—
Palace Management Group LLC
—
Grant Deed
related
$47,551,597 · Td Bank NA
Jul 29, 2011
—
Palace Management Group LLC
—
Grant Deed
related
$47,988,779 · Td Bk NA
—
—
Palace Management Group LLC
—
Loan Modification
related
$72,200,000 · Private Individual
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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