OFF-MARKET
Office buildings
Property ID
US18-8231889
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?
Resolved identity, portfolio, hold profile and investor signals. Included in the full report.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax · 2023
What does the county charge?
$97k
Tax billed · 2023
Assessed value$5.30M
Assessed land$5.06M
Assessed improvement$241k
Effective rate1.83%
Value estimate
· Sep 2026$4.80M
$4.32M – $5.28M
AI approach$4.83M
Sales comparison$4.93M
Realmo valuation models over county records and 10 qualifying comparable sales.
Recently sold
What actually traded nearby?
$1,737/SF
ZIP average, outlier-cleaned · 19 recorded sales of this use type
Observed band · Q1–Q3$486 – $2,891
Qualifying comparables10
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?
4500:MULTI-FAMILY,4 STORY
JurisdictionDADE
Location intelligence
Which uses thrive at this corner?
Best fit: Convenience Store
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Convenience Store9.7
Plumbing Service9.5
Locksmith9.0
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 · 3 transfers
✓ 10 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 · 13 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 in This City 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 10 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$4.80M
Value range
$4.32M – $5.28M
±10% around blend
Estimated value / SF
$2,817 / SF
Confidence
High
10 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
$4.32M
blend $4.80M
$5.28M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
- GBA
- 1,704 SF
- Lot area
- 0.33 ac
- Year built
- 2021
- Stories
- 1
- APN
- 13-2227-001-0800
- Zoning
- 4500:MULTI-FAMILY,4 STORY
- Assessed value · 2023
- $5,302,455
- Annual tax · 2023
- $97,130
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
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
$1.14M
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale date
Sale price
$ / SF
5.1 mi away · 1,951 SF
5.4 mi away · 1,376 SF
5.5 mi away · 1,220 SF
6.2 mi away · 1,232 SF
8.2 mi away · 1,240 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.80M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
ZIP 19 sales
$1,737
+62%
Submarket 2091 sales
$682
+313%
County 2270 sales
$649
+334%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $2,817/SF.
Delta below average reads as headroom.
Source: Realmo CRE sales derivatives (county records).
7
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 · 10 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet
No recorded sale, income signal or market-rate row for its use type. Any figures below are a modeled what-if, not an implied cap rate.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.50M
Move the market yield to see immediate price impact.
Value / SF
$2,641
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%
$284k
$5.67M
$4.05M
$3.15M
$315k
$6.30M
$4.50M
$3.50M
$347k
$6.93M
$4.95M
$3.85M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$680k
0.5 mi · Oct 2025 · $444/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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2021
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
1,704 SF
Lot
0.33 ac (14,460 SF)
Zoning code
4500:MULTI-FAMILY,4 STORY
APN
13-2227-001-0800
UPID
US18-8231889
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Property tax & assessments
Tax year 2023
Tax billed
$97,130
Assessed value
$5,302,455
Assessed 2023
Previous assessed
$5,158,025
+2.8% YoY
Effective rate
1.83%
On assessed value
Assessed land
$5,061,000
Assessed improvement
$241,455
Land market value
$5,061,000
Improvement market value
$241,455
Total market value
$5,302,455
Applied tax rate
1,300.0000
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
Jurisdiction
Bay Harbor Islands, FL
Recorded code
4500:MULTI-FAMILY,4 STORY
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 the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
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.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Mortgages · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership report
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
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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- Local Zoning Insight
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