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Property profile & analytics
OFF-MARKET
Estimated value
$4,545,000
Commercial land
1140 100th St, Bay Harbor Islands, FL 33154-1504
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-4202985
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1948
Construction
CONCRETE
Total area
2,664 SF
Lot
0.26 ac (11,250 SF)
Zoning code
4500:MULTI-FAMILY,4 STORY
APN
13-2227-001-1690
UPID
US18-4202985
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
$4.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.07M
Blend (final)
Blend
$4.55M
Owner & transaction history
Ddg 100th St Bhi LLC · 3 yrs held
Ddg 100th St Bhi LLC
since 2022
Last sale
$5.6M
3 recorded transactions
Zoning & alternative use
4500:MULTI-FAMILY,4 STORY · Bay Harbor Islands, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.6M
+134.9%
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 Bay Harbor Islands submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bay Harbor Islands 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
$4,200,000
ML approach
$4,255,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,625,000
Change: +135% · Conversion: Easy
Blend value · Realmo final
$4.55M
Range $4.09M – $5.00M · ±10% · vs last sale $5.60M (Dec 9 2022)
Last sale anchor
$5.60M
Dec 9 2022
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
$1,706 / 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
$53,580
Tax year 2023
Assessed value
$2,925,000
Assessed 2023
Previous assessed
$2,925,000
+0.0% YoY
Effective rate
1.83%
On assessed value
Assessed land
$2,925,000
Land market value
$2,925,000
Total market value
$2,925,000
Applied tax rate
1,300.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1948
Construction
CONCRETE
Heating
NONE
Stories
2
Bathrooms
2
Total area
2,664 SF
Lot
0.26 ac (11,250 SF)
Zoning code
4500:MULTI-FAMILY,4 STORY
APN
13-2227-001-1690
UPID
US18-4202985
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
4500:MULTI-FAMILY,4 STORY · Bay Harbor Islands, FL
Zoning 4500:MULTI-FAMILY,4 STORY · permitted uses
4500:MULTI-FAMILY,4 STORY · Bay Harbor Islands, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bay Harbor Islands. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$4.6M
OFFICE 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
1948
Construction
CONCRETE
Heating
NONE
Stories
2
Bathrooms
2
Lot
0.26 ac
Current owner
From public records · entity-resolved
Ddg 100th St Bhi LLC
Entity
Mailing address
138 PIONEER ST, BROOKLYN, NY 11231-1207
Ownership since
2022
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
Dec 9, 2022
$5,600,000
Ddg 100th St Bhi LLC
Penta Capital V Investments Limited
Special Warranty Deed
$3,800,000 · Maxim Credit Group LLC
Nov 15, 2017
$3,065,000
Penta Capital V Investments LP
Del Vecchio,eduardo & Carolina
Warranty Deed
—
Aug 13, 2012
—
Carolina Del Vecchio
Del Vecchio,eduardo & Carolina
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.
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