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Property profile & analytics
OFF-MARKET
Estimated value
$5,000,000
Manufacturing properties
1170 163rd Dr Miami Gardens, FL 33169-5816
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-2974083
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1978
Construction
CONCRETE
Total area
28,855 SF
Lot
1.33 ac (58,000 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
34-2114-007-0240
UPID
US18-2974083
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
$5.97M
Comparable Approach
Comparable
$5.30M
Blend (final)
Blend
$5.00M
Owner & transaction history
Sunshine Terminal Xvii Legacy LLC · 8 yrs held
Sunshine Terminal Xvii Legacy LLC
since 2017
2 recorded transactions
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Miami Gardens, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$8.2M
+36.9%
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 Miami Gardens submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami Gardens 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%
$6,460,000
6.5%
$5,965,000
7%
$5,540,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$5,990,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$8,200,000
Change: +37% · Conversion: Difficult
Blend value · Realmo final
$5.00M
Range $4.50M – $5.50M · ±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
$173 / 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
$67,816
Tax year 2023
Assessed value
$4,110,000
Assessed 2023
Previous assessed
$4,110,000
+0.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$1,334,000
Assessed improvement
$2,776,000
Land market value
$1,334,000
Improvement market value
$2,776,000
Total market value
$4,110,000
Applied tax rate
3,400.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1978
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
28,855 SF
Lot
1.33 ac (58,000 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
34-2114-007-0240
UPID
US18-2974083
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Miami Gardens, FL
Zoning 7100:INDUSTRIAL,LIGHT MFG · permitted uses
7100:INDUSTRIAL,LIGHT MFG · Miami Gardens, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami Gardens. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$6.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.2M
INDUSTRIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
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
Lot
1.33 ac
Current owner
From public records · entity-resolved
Sunshine Terminal Xvii Legacy LLC
Entity
Mailing address
1521 NW 165TH ST, MIAMI GARDENS, FL 33169-5600
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
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
Aug 4, 2017
$1,875,000
Sunshine Terminal Xvii Legacy LLC
Coral Gables Industrial Rentals LLC
Warranty Deed
$1,305,000 · City National Bank Of Florida
—
—
Coral Gables Indl Rentals LLC
—
Deed Of Trust
related
$690,000 · Great Eastern Bank Florida
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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