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Property profile & analytics
OFF-MARKET
Estimated value
$1,170,000
Office buildings
100 Westward Dr Miami Springs, FL 33166-5258
Trust Owned
13-yr Hold
~
Est. High Equity
Property ID
US18-4090570
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1950
Construction
CONCRETE
Total area
4,489 SF
Lot
0.11 ac (5,000 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
05-3024-007-1480
UPID
US18-4090570
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
$961k
Blend (final)
Blend
$1.17M
Owner & transaction history
G3 Investment Trust LLC · 13 yrs held
G3 Investment Trust LLC
since 2013
7 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami Springs, FL
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 Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami Springs 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
$1.17M
Range $1.05M – $1.29M · ±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
$261 / 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
$8,008
Tax year 2023
Assessed value
$476,752
Assessed 2023
Previous assessed
$476,752
+0.0% YoY
Effective rate
1.68%
On assessed value
Assessed land
$225,000
Assessed improvement
$251,752
Land market value
$225,000
Improvement market value
$251,752
Total market value
$476,752
Applied tax rate
500.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1950
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
4,489 SF
Lot
0.11 ac (5,000 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
05-3024-007-1480
UPID
US18-4090570
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami Springs, FLZoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · Miami Springs, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Zoning Map
Building & site characteristics
From public records
Year built
1950
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
G3 Investment Trust LLC
Trust
Mailing address
1205 LINCOLN RD STE #216, MIAMI BEACH, FL 33139-2365
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2013
$415,000
G3 Investment Trust LLC
Eagle Fl Vi Spe LLC
Grant Deed
—
Dec 8, 2011
$5,100
Eagle Fl Vi Spe LLC
Firenze Trust Mort Corp Coc
Trustees Deed
—
Jul 16, 2008
—
Aldo Saavedra
—
Trustees Deed
related
$30,000 · Jg Service Management INC
Nov 13, 2007
—
Aldo Saavedra
—
Trustees Deed
related
$25,000 · Carolyn Sherman
Oct 23, 2007
—
Aldo Saavedra
—
Trustees Deed
related
$20,500 · Luis JR Sanchez
Nov 6, 2002
$217,800
Aldo Saavedra
Lara,ernest & Elsa S
Quit Claim Deed
related
$500,000 · Union Planters National Bank
—
—
G3 Investment Trust LLC
—
Deed Of Trust
related
$260,000 · Apollo Bank
—
—
Aldo M Saavedra
—
Deed Of Trust
related
$319,450 · Firenze Trust Mortgage Corp
—
—
Aldo M Saavedra
—
Deed Of Trust
related
$55,100 · Us Small Business Admn
—
—
Aldo Saavedra
—
Deed Of Trust
related
$700,000 · Commercial Bank Florida
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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