OFF-MARKET
Outlet malls
Entity Owned
18-yr Hold
~
Est. High Equity
Entity Owned Property summary
AI-generated overview
This exceptional multifamily investment opportunity is located in Miami's vibrant Little Havana neighborhood, just minutes from Downtown Miami and Brickell. The property consists of a two-story, two-building complex built in 1936, with 5 units totaling 3,423 net rentable square feet on a 5,000 square foot lot. Recently renovated in 2021 and 2024, the property boasts a stabilized investment profile with a current NOI of $86,540 and a pro-forma NOI of $90,000, resulting in a 7.53% cap rate and a pro-forma cap rate of 7.83%. The asking price is $1,150,000, or $230,000 per unit. The property is zoned T4-R and benefits from its proximity to public transportation. This prime location, combined with the strong rental history and Little Havana's robust rental market, makes this a compelling investment opportunity offering both immediate income and significant long-term value appreciation potential. The property's strategic location in a high-demand area experiencing ongoing growth and development ensures stability and resilience, making it an ideal addition to any diversified investment portfolio.
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1995
Construction
CONCRETE
Total area
12,321 SF
Lot
0.32 ac (14,000 SF)
Zoning code
6503:COMMERCIAL
APN
02-4204-002-0010
UPID
US18-8956066
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
(Bike/Boat/Book/etc) Store
-
Party Supply Store (Bike/Boat/Book/etc) Store
-
Big Box & Wholesale Store
-
Hat Shop
-
(Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.26M
Blend (final)
Blend
$2.94M
Owner & transaction history
since 2008
7 recorded transactions
Zoning & alternative use
6503:COMMERCIAL · Miami Beach, FL
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 14 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.94M
Value range
$2.65M – $3.23M
±10% around blend
Estimated value / SF
$239 / SF
Confidence
High
14 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$2.65M
blend $2.94M
$3.23M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
12,321 SF
Lot area
0.32 ac
Year built
1995
Stories
2
APN
02-4204-002-0010
Assessed value
$8,300,000
Annual tax
$134,885
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
$5.55M
Weighted, 14 comps · high confidence
Evidence
14 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
13.2 mi away · 10,624 SF
13.8 mi away · 13,998 SF
14.2 mi away · 10,615 SF
15.0 mi away · 8,852 SF
15.2 mi away · 9,519 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.94M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 59 sales
$2,328
-90%
Submarket 997 sales
$572
-58%
County 1136 sales
$507
-53%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $239/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 14 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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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$8.30M
Move the market yield to see immediate price impact.
Value / SF
$674
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%
$523k
$10.46M
$7.47M
$5.81M
$581k
$11.62M
$8.30M
$6.46M
$639k
$12.78M
$9.13M
$7.10M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
14 found
High confidence · county-verified
Closest comparable
$8.75M
12.2 mi · Apr 2026 · $722/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$134,885
Tax year 2023
Assessed value
$8,300,000
Assessed 2023
Previous assessed
$8,300,000
+0.0% YoY
Effective rate
1.63%
On assessed value
Assessed land
$7,000,000
Assessed improvement
$1,300,000
Land market value
$7,000,000
Improvement market value
$1,300,000
Total market value
$8,300,000
Applied tax rate
200.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1995
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
12,321 SF
Lot
0.32 ac (14,000 SF)
Zoning code
6503:COMMERCIAL
APN
02-4204-002-0010
UPID
US18-8956066
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6503:COMMERCIAL · Miami Beach, FLZoning 6503:COMMERCIAL · permitted uses
6503:COMMERCIAL · Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1995
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.32 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
6503:COMMERCIAL
Jurisdiction
Miami Beach, FL
Recorded code
6503:COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 6503:COMMERCIAL in Miami Beach, 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.
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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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