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Property profile & analytics
OFF-MARKET
Estimated value
$765,000
Outlet malls
1099 1st Ave Miami, FL 33130-4101
Individually Owned
22-yr Hold
~
Est. High Equity
Property ID
US18-0466850
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2012
Construction
CONCRETE
Total area
2,259 SF
Lot
0.11 ac (4,866 SF)
Zoning code
6408:RAPID TRANS-HI DENS
APN
01-0207-040-1190
UPID
US18-0466850
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
Current use
Occupant on record · Public records
-
Western Union Bank Credit Union
-
7-Eleven Grocery & Convenience Store
-
Nailcraft Russian Manicure & Pedicure Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$525k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$636k
Blend (final)
Blend
$765k
Owner & transaction history
Puyanic,tr · 22 yrs held
Puyanic,tr
since 2004
4 recorded transactions
Zoning & alternative use
6408:RAPID TRANS-HI DENS · Miami, 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 Miami submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami 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
$525,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$765k
Range $689k – $842k · ±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
$339 / 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
$56,689
Tax year 2023
Assessed value
$3,385,929
Assessed 2023
Previous assessed
$3,385,929
+0.0% YoY
Effective rate
1.67%
On assessed value
Assessed land
$3,162,900
Assessed improvement
$223,029
Land market value
$3,162,900
Improvement market value
$223,029
Total market value
$3,385,929
Applied tax rate
101.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2012
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Bathrooms
4
Total area
2,259 SF
Lot
0.11 ac (4,866 SF)
Zoning code
6408:RAPID TRANS-HI DENS
APN
01-0207-040-1190
UPID
US18-0466850
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6408:RAPID TRANS-HI DENS · Miami, FL
Zoning 6408:RAPID TRANS-HI DENS · permitted uses
6408:RAPID TRANS-HI DENS · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2012
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
4
Lot
0.11 ac
Current owner
From public records · entity-resolved
Puyanic,tr
Individual
Mailing address
PO BOX 711, DALLAS, TX 75221-0711
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2004
$250,000
Puyanic,tr
Latterner,paige
Grant Deed
$350,000 · Northern Trust Bank Of Florida
Nov 17, 1998
$200,000
Latterner,sean
Averett Trust
Trustees Deed
—
Nov 17, 1998
—
Sean Latterner
Carrie Dell Lahuis Estate
Quit Claim Deed
related
$180,000 · Jean & Leonard Averett Trustee
—
—
Trust 100
—
Loan Modification
related
$231,984 · Northern Trust Co
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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