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Property profile & analytics
OFF-MARKET
Estimated value
$1,825,000
Office buildings
11239 4th Ter Sweetwater, FL 33172-3547
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-6342719
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Total area
5,164 SF
Lot
2.11 ac (91,760 SF)
Zoning code
INTERIM-AWAIT SPECIFIC
APN
25-4006-001-2431
UPID
US18-6342719
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.43M
Comparable Approach
Comparable
$1.78M
Blend (final)
Blend
$1.83M
Owner & transaction history
Crei Holdings LLC · 3 yrs held
Crei Holdings LLC
since 2023
3 recorded transactions
Zoning & alternative use
INTERIM-AWAIT SPECIFIC · Sweetwater, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.0M
+40.4%
Medical building
$2.3M
+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%
$2,635,000
6.5%
$2,430,000
7%
$2,255,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,110,000
Current use
RETAIL STORES
$2,965,000
Change: +40% · Conversion: Moderate
MEDICAL BUILDING
$2,270,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$1.83M
Range $1.64M – $2.01M · ±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
$353 / 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
$16,550
Tax year 2023
Assessed value
$1,021,886
Assessed 2023
Previous assessed
$1,021,886
+0.0% YoY
Effective rate
1.62%
On assessed value
Assessed land
$642,320
Assessed improvement
$379,566
Land market value
$642,320
Improvement market value
$379,566
Total market value
$1,021,886
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
Status
Off-Market
Year built
1985
Heating
NONE
Buildings
2
Stories
1
Total area
5,164 SF
Lot
2.11 ac (91,760 SF)
Zoning code
INTERIM-AWAIT SPECIFIC
APN
25-4006-001-2431
UPID
US18-6342719
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
INTERIM-AWAIT SPECIFIC · Sweetwater, FL
Zoning INTERIM-AWAIT SPECIFIC · permitted uses
INTERIM-AWAIT SPECIFIC · 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
$2.1M
RETAIL STORES
Est. value
$3.0M
MEDICAL BUILDING
Est. value
$2.3M
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
1985
Heating
NONE
Stories
1
Buildings
2
Lot
2.11 ac
Current owner
From public records · entity-resolved
Crei Holdings LLC
Entity
Free & Clear · 3 yrs held
Mailing address
11239 NW 4TH TER, SWEETWATER, FL 33172-3547
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Jun 14, 2023
—
Crei Holdings LLC
Lil Abner II LLC
Quit Claim Deed
related
—
Apr 26, 2023
—
Lil Abner II LLC
Crei Holdings LLC
Quit Claim Deed
related
—
Feb 5, 2019
$557,200
Crei Holdings LLC
Consolidated R/e Invs
Quit Claim Deed
related
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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