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Property profile & analytics
OFF-MARKET
Estimated value
$31,310,000
Office buildings
11226 20th St Sweetwater, FL 33172-1824
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-6012546
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2007
Total area
90,766 SF
Lot
4.35 ac (189,281 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
25-3031-029-0012
UPID
US18-6012546
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$42.73M
Comparable Approach
Comparable
$31.25M
Blend (final)
Blend
$31.31M
Owner & transaction history
Procacci 20th Street LLC · 8 yrs held
Procacci 20th Street LLC
since 2018
3 recorded transactions
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Sweetwater, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$52.1M
+40.4%
Medical building
$39.9M
+7.5%
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 Sweetwater submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sweetwater 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%
$46,290,000
6.5%
$42,730,000
7%
$39,680,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$37,095,000
Current use
RETAIL STORES
$52,080,000
Change: +40% · Conversion: Moderate
MEDICAL BUILDING
$39,865,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$31.31M
Range $28.18M – $34.44M · ±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
$345 / 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
$358,492
Tax year 2023
Assessed value
$15,600,000
Assessed 2023
Previous assessed
$15,600,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$7,571,240
Assessed improvement
$8,028,760
Land market value
$7,571,240
Improvement market value
$8,028,760
Total market value
$15,600,000
Applied tax rate
2,500.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2007
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
90,766 SF
Lot
4.35 ac (189,281 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
25-3031-029-0012
UPID
US18-6012546
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Sweetwater, FL
Zoning 7100:INDUSTRIAL,LIGHT MFG · permitted uses
7100:INDUSTRIAL,LIGHT MFG · Sweetwater, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sweetwater. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$37.1M
RETAIL STORES
Est. value
$52.1M
MEDICAL BUILDING
Est. value
$39.9M
OFFICE BUILDING Current
RETAIL STORES
MEDICAL BUILDING
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
2007
Heating
NONE
Cooling
Yes
Stories
2
Lot
4.35 ac
Current owner
From public records · entity-resolved
Procacci 20th Street LLC
Entity
Mailing address
95 S FEDERAL HWY STE #100, BOCA RATON, FL 33432-4840
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2018
—
Procacci 20th Street LLC
—
Deed
related
$22,000,000 · Totalbank
—
—
Procacci 20th Street LLC
—
Deed Of Trust
related
$19,008,685 · Totalbank
—
—
Procacci 20th Street LLC
—
Loan Modification
related
$22,000,000 · Totalbank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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