Entity Owned Property summary
AI-generated overview
The property is zoned RM-1 and is located in the Art Deco District of South Beach. It consists of a private villa with three bedrooms and three bathrooms, designed to accommodate up to 10 guests, and four poolside suites, each with one bedroom and one bathroom, for a combined guest capacity of up to 24. The property was previously operated for short-term rentals, and it is configured in a manner suitable for short-term and event rental use; short-term rental licensing activity was discontinued and would require reapplication for operation under current requirements.
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1930
Construction
CONCRETE
Total area
2,100 SF
Lot
0.16 ac (7,000 SF)
Zoning code
3900:MULTI-FAM,38-62 U/A
APN
02-4203-009-6880
UPID
US19-0845945
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
$3.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.91M
Blend (final)
Blend
$3.91M
Owner & transaction history
since 2025
Last sale
$4.2M
7 recorded transactions
Zoning & alternative use
3900:MULTI-FAM,38-62 U/A · Miami Beach, FL
Top alternative use upside
Office building
$5.3M
+117.1%
Retail stores
$4.9M
+101.9%
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 3 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
$3.91M
Value range
$3.51M – $4.30M
±10% around blend
Estimated value / SF
$1,860 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
30
$3.51M
blend $3.91M
$4.30M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,100 SF
Lot area
0.16 ac
Year built
1930
Stories
2
APN
02-4203-009-6880
Zoning
3900:MULTI-FAM,38-62 U/A
Assessed value
$3,525,000
Annual tax
$66,611
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
$2.36M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
18.8 mi away · 2,205 SF
24.1 mi away · 1,895 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.91M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 29 sales
$1,153
+61%
County 100 sales
$456
+308%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $1,860/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
+117%
vs current-use indication
Retail Stores
Hotel/motel · 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 · 3 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$4.20M
Move the market yield to see immediate price impact.
Value / SF
$2,000
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%
$265k
$5.29M
$3.78M
$2.94M
$294k
$5.88M
$4.20M
$3.27M
$323k
$6.47M
$4.62M
$3.59M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$1.10M
15.8 mi · Nov 2025 · $465/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$66,611
Tax year 2023
Assessed value
$3,525,000
Assessed 2023
Previous assessed
$1,800,000
+95.8% YoY
Effective rate
1.89%
On assessed value
Assessed land
$1,610,000
Assessed improvement
$1,915,000
Land market value
$1,610,000
Improvement market value
$1,915,000
Total market value
$3,525,000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1930
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
2
Units
3
Bathrooms
11
Total area
2,100 SF
Lot
0.16 ac (7,000 SF)
Zoning code
3900:MULTI-FAM,38-62 U/A
APN
02-4203-009-6880
UPID
US19-0845945
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
3900:MULTI-FAM,38-62 U/A · Miami Beach, FLZoning 3900:MULTI-FAM,38-62 U/A · permitted uses
3900:MULTI-FAM,38-62 U/A · Miami Beach, 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
1930
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Units
3
Bathrooms
11
Lot
0.16 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
3900:MULTI-FAM,38-62 U/A
Jurisdiction
Miami Beach, FL
Recorded code
3900:MULTI-FAM,38-62 U/A
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 3900:MULTI-FAM,38-62 U/A 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.
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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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