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Property profile & analytics
OFF-MARKET
Estimated value
$7,160,000
Retail residential properties
11710 Nws Riv Dr Medley, FL 33178-1170
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-6194848
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1988
Construction
CONCRETE
Total area
28,382 SF
Lot
0.7 ac (30,286 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
22-2032-011-0010
UPID
US18-6194848
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
$7.72M
CAP Approach
CAP
$6.56M
Comparable Approach
Comparable
$8.50M
Blend (final)
Blend
$7.16M
Owner & transaction history
Joche 12 LLC · 4 yrs held
Joche 12 LLC
since 2021
Last sale
$6.0M
2 recorded transactions
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Medley, 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 Medley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Medley 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
$8,205,000
ML approach
$7,715,000
CAP Approach
CAP Return
Estimation
6%
$7,105,000
6.5%
$6,555,000
7%
$6,090,000
Blend value · Realmo final
$7.16M
Range $6.44M – $7.88M · ±10% · vs last sale $6.00M (Nov 5 2021)
Last sale anchor
$6.00M
Nov 5 2021
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
$252 / 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
$75,373
Tax year 2023
Assessed value
$4,100,000
Assessed 2023
Previous assessed
$4,100,000
+0.0% YoY
Effective rate
1.84%
On assessed value
Assessed land
$1,438,585
Assessed improvement
$2,661,415
Land market value
$1,438,585
Improvement market value
$2,661,415
Total market value
$4,100,000
Applied tax rate
2,200.0000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1988
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
3
Total area
28,382 SF
Lot
0.7 ac (30,286 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
22-2032-011-0010
UPID
US18-6194848
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Medley, FL
Zoning 7100:INDUSTRIAL,LIGHT MFG · permitted uses
7100:INDUSTRIAL,LIGHT MFG · Medley, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Medley. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1988
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
3
Buildings
2
Lot
0.7 ac
Current owner
From public records · entity-resolved
Joche 12 LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1100 BRICKELL BAY DR #310010, MIAMI, FL 33131-3539
Ownership since
2021
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
Nov 5, 2021
$6,000,000
Joche 12 LLC
Progreso Holdings Ltd
Warranty Deed
—
Jun 25, 2004
$1,270,000
Progreso Holdings Ltd
Fernandez-batista,arnaldo & Gladys G
Grant 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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