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Property profile & analytics
OFF-MARKET
Estimated value
$27,970,000
Office buildings
1170 Kane Concourse Ste 500 Bay Harbor Islands, FL 33154-2061
Entity Owned
21-yr Hold
Free & Clear
Property ID
US18-0099197
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2007
Construction
CONCRETE
Total area
46,692 SF
Lot
0.31 ac (13,500 SF)
Zoning code
6000:COMMERCIAL,GENERAL
APN
13-2227-001-3520
UPID
US18-0099197
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
$21.98M
Comparable Approach
Comparable
$34.49M
Blend (final)
Blend
$27.97M
Owner & transaction history
1170 LLC · 21 yrs held
1170 LLC
since 2005
2 recorded transactions
Zoning & alternative use
6000:COMMERCIAL,GENERAL · Bay Harbor Islands, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$23,815,000
6.5%
$21,980,000
7%
$20,410,000
Blend value · Realmo final
$27.97M
Range $25.17M – $30.77M · ±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
$599 / 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
$151,914
Tax year 2023
Assessed value
$10,400,000
Assessed 2023
Previous assessed
$7,280,000
+42.9% YoY
Effective rate
1.46%
On assessed value
Assessed land
$4,387,500
Assessed improvement
$6,012,500
Land market value
$4,387,500
Improvement market value
$6,012,500
Total market value
$10,400,000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2007
Construction
CONCRETE
Heating
NONE
Cooling
AC.CHILLED WATER
Stories
4
Total area
46,692 SF
Lot
0.31 ac (13,500 SF)
Zoning code
6000:COMMERCIAL,GENERAL
APN
13-2227-001-3520
UPID
US18-0099197
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6000:COMMERCIAL,GENERAL · Bay Harbor Islands, FL
Zoning 6000:COMMERCIAL,GENERAL · permitted uses
6000:COMMERCIAL,GENERAL · 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.
Building & site characteristics
From public records
Year built
2007
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
4
Lot
0.31 ac
Current owner
From public records · entity-resolved
1170 LLC
Entity
Free & Clear · 21 yrs held
Mailing address
1170 KANE CONCOURSE STE #500, BAY HARBOR ISLANDS, FL 33154-2061
Ownership since
2005
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
Jul 5, 2005
$2,000,000
1170 LLC
1170 Kane Concourse Group INC
Grant Deed
—
Jul 2, 2001
$1,050,000
1170 Kane Concourse Group INC
Theatre Realty INC
Grant Deed
—
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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