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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Theaters & concert halls
11101 176th St Miami, FL 33157-5019
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US18-0260401
Property profile
Verified
Property type
Theaters & concert halls
Use group
ARENA, CONVENTION CENTER
Year built
1978
Construction
CONCRETE
Total area
3,619 SF
Lot
2.96 ac (128,938 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
30-5031-020-0030
UPID
US18-0260401
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
-
Faith Christian Center Church Mosque
-
One Punch Fitness Gym & Fitness Center
-
Cabezas Offensive Response Training Center Vocational School
-
Ocaquatics Swim School Eureka Swimming School Indoor Swimming Pool
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$635k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$687k
Blend (final)
Blend
$660k
Owner & transaction history
Ocaquatics 4 LLC · 9 yrs held
Ocaquatics 4 LLC
since 2016
6 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Planning and Zoning
Top alternative use upside
Office building
$680,000
+148.3%
Commercial (general)
$430,000
+56.8%
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
$635,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$680,000
Change: +148% · Conversion: Difficult
COMMERCIAL (GENERAL)
$430,000
Change: +57% · Conversion: Difficult
Blend value · Realmo final
$660k
Range $594k – $726k · ±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
$182 / 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
$54,103
Tax year 2023
Assessed value
$3,155,715
Assessed 2023
Previous assessed
$3,176,467
-0.7% YoY
Effective rate
1.71%
On assessed value
Assessed land
$1,934,070
Assessed improvement
$1,221,645
Land market value
$1,934,070
Improvement market value
$1,221,645
Total market value
$3,155,715
Applied tax rate
3,000.0000
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
Theaters & concert halls
Use group
ARENA, CONVENTION CENTER
Status
Off-Market
Year built
1978
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
3,619 SF
Lot
2.96 ac (128,938 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
30-5031-020-0030
UPID
US18-0260401
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami, FLZoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Planning and Zoning
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$680,000
COMMERCIAL (GENERAL)
Est. value
$430,000
OFFICE BUILDING
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1978
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
2.96 ac
Current owner
From public records · entity-resolved
Ocaquatics 4 LLC
Entity
Mailing address
8675 SW 64TH ST, MIAMI, FL 33143-2432
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 16, 2018
—
Ocaquatics 4 LLC
—
Deed
related
$810,000 · Bank Of America
Nov 1, 2016
$1,400,000
Ocaquatics 4 LLC
Ever Increasing Grace Ministri
Warranty Deed
$1,470,491 · Bank Of America
Aug 8, 2005
$2,000,000
Ever Increasing Grace Ministries In
Piper Lanes INC
Warranty Deed
$1,700,000 · National Covenant Properties
Mar 23, 2000
$550,000
Victory Oil Corp
Esoil 1-27-45-0001 Corp
Grant Deed
$682,000 · First Bank Of Miami
—
—
Faith Christian Center
—
Deed Of Trust
related
$150,000 · Evangelical Covenant Ch-dept/c
—
—
Ocaquatics 4 LLC
—
Loan Modification
related
$810,000 · Bank Of America
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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