Entity Owned
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For Sale
Contact for pricing
11720 NE 2Nd Ave, Miami, FL 33161
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Property summary
AI-generated overview
This exceptional Miami Shores property, located at 11720-11740 NE 2nd Ave, offers a unique blend of immediate income and significant long-term development potential. Currently housing the established Mama Jennie's Italian Restaurant, the 40,329 square foot site includes a 3,859 square foot restaurant building with a fully permitted kitchen and bar, plus a 628 square foot office/storage structure. The property boasts approximately 25 surface parking spaces and benefits from high visibility, with an estimated 7,200 daily drivers passing by. Its location adjacent to Barry University and Miami Country Day School provides excellent access to a substantial population base. Zoned BU-1, the site presents a compelling opportunity under Miami-Dade County's Live Local Act, potentially supporting up to 250 residential units per acre for workforce housing, along with ground-floor retail. This presents a strong value-add opportunity for an operator or developer seeking a prime location in a thriving Miami neighborhood. The asking price is $3,750,000, translating to $92.99 per square foot. Seller financing is available.
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
1956
Construction
CONCRETE
Total area
3,996 SF
Lot
0.43 ac (18,766 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
30-2136-025-0830
UPID
US18-1544468
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Take-out & Catering Catering Service
-
Animal Shelter Pet Adoption Service
-
Atm
-
Restaurant Take-out & Catering
-
Music Venue
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.00M
Owner & transaction history
since 2024
Last sale
$3.0M
4 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami, FL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.00M
Value range
$2.70M – $3.30M
±10% around blend
Estimated value / SF
$751 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
70
$2.70M
blend $3.00M
$3.30M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,996 SF
Lot area
0.43 ac
Year built
1956
Stories
1
APN
30-2136-025-0830
Zoning
6400:COMMERCIAL,CENTRAL
Assessed value
$770,815
Annual tax
$11,470
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$3.67M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.9 mi away · 3,165 SF
8.5 mi away · 3,754 SF
9.1 mi away · 3,516 SF
9.3 mi away · 2,933 SF
9.4 mi away · 2,928 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.00M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 134 sales
$742
+1%
County 163 sales
$747
+1%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $751/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.00M
Move the market yield to see immediate price impact.
Value / SF
$751
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$189k
$3.78M
$2.70M
$2.10M
$210k
$4.20M
$3.00M
$2.33M
$231k
$4.62M
$3.30M
$2.57M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$3.86M
5.8 mi · Jan 2026 · $761/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$11,470
Tax year 2023
Assessed value
$770,815
Assessed 2023
Previous assessed
$545,831
+41.2% YoY
Effective rate
1.49%
On assessed value
Assessed land
$562,980
Assessed improvement
$207,835
Land market value
$562,980
Improvement market value
$207,835
Total market value
$770,815
Applied tax rate
3,000.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
For Sale
Year built
1956
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
3,996 SF
Lot
0.43 ac (18,766 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
30-2136-025-0830
UPID
US18-1544468
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami, FLZoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1956
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.43 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
6400:COMMERCIAL,CENTRAL
Jurisdiction
Miami, FL
Recorded code
6400:COMMERCIAL,CENTRAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 6400:COMMERCIAL,CENTRAL in Miami, FL.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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