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Property profile & analytics
OFF-MARKET
Estimated value
$10,725,000
Warehouses
1101 23rd St Miami, FL 33127-4207
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-5322923
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2001
Construction
CONCRETE
Total area
49,946 SF
Lot
2.12 ac (92,458 SF)
Zoning code
7000:INDUSTRIAL,GENERAL
APN
01-3126-052-0470
UPID
US18-5322923
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
-
Mural: The Chronicles of Miami @Superblue (2023) Exhibit
-
Superblue Miami Theater & Performing Art Venue
-
JR Mural Resort
-
NEXT-PORT INC Shipping Company Freight Service
-
Frankie and Wally's Courier Service Postal Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.54M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.73M
Owner & transaction history
Fresh 1101 LLC · 10 yrs held
Fresh 1101 LLC
since 2016
2 recorded transactions
Zoning & alternative use
7000:INDUSTRIAL,GENERAL · 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
by Request
CAP Approach
CAP Return
Estimation
6%
$13,580,000
6.5%
$12,535,000
7%
$11,640,000
Blend value · Realmo final
$10.73M
Range $9.65M – $11.80M · ±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
$215 / 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
$138,568
Tax year 2023
Assessed value
$8,158,000
Assessed 2023
Previous assessed
$7,514,000
+8.6% YoY
Effective rate
1.70%
On assessed value
Assessed land
$6,934,350
Assessed improvement
$1,223,650
Land market value
$6,934,350
Improvement market value
$1,223,650
Total market value
$8,158,000
Applied tax rate
100.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2001
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
49,946 SF
Lot
2.12 ac (92,458 SF)
Zoning code
7000:INDUSTRIAL,GENERAL
APN
01-3126-052-0470
UPID
US18-5322923
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7000:INDUSTRIAL,GENERAL · Miami, FL
Zoning 7000:INDUSTRIAL,GENERAL · permitted uses
7000:INDUSTRIAL,GENERAL · 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
2001
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
2.12 ac
Current owner
From public records · entity-resolved
Fresh 1101 LLC
Entity
Mailing address
311 LINCOLN RD STE #200, MIAMI BEACH, FL 33139-3150
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2016
$8,350,000
Fresh 1101 LLC
Nero Partners LLC
Trustees Deed
$4,800,000 · Bank Of America
Sep 6, 2012
$3,125,000
Nero Partners LLC
Trujillo Brothers Of Miami Dade Cor
Special Warranty Deed
$2,337,500 · Gibraltar Private Bank & Trust Comp
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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