Entity Owned Property summary
AI-generated overview
This exceptional investment opportunity presents a 15,600-square-foot, three-story storefront located at 1220 Collins Avenue in Miami Beach, Florida. The property, built in 1939 and extensively renovated in 2009, boasts a prime location in the heart of South Beach, benefiting from high foot traffic. Currently 100% occupied by a single, globally recognized luxury retail tenant, The Webster, under an absolute NNN lease expiring March 31, 2035 (10.4 years remaining). The lease includes a 2% annual rent bump. The building features high-end fixtures and lighting, while preserving its Art Deco architectural significance. With a Net Operating Income (NOI) of $822,436 and a 4.84% cap rate, this stabilized investment offers significant returns. The 7,000-square-foot lot is zoned MXE, providing flexibility for various uses. This is a rare chance to acquire a fully leased, iconic South Beach property with a long-term lease and strong financial performance. The property's history as a hotel, converted to a multi-brand boutique, adds to its unique appeal.
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1937
Construction
CONCRETE
Total area
20,232 SF
Lot
0.16 ac (7,000 SF)
Zoning code
6501:COMMERCIAL
APN
02-3234-008-1060
UPID
US19-0905843
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.93M
CAP Approach
CAP
$5.27M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.95M
Owner & transaction history
since 2026
Last sale
$7.5M
7 recorded transactions
Zoning & alternative use
6501:COMMERCIAL · Miami Beach, 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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$5.95M
Value range
$5.35M – $6.54M
±10% around blend
Estimated value / SF
$294 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
60
$5.35M
blend $5.95M
$6.54M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
20,232 SF
Lot area
0.16 ac
Year built
1937
Stories
3
APN
02-3234-008-1060
Zoning
6501:COMMERCIAL
Assessed value
$7,660,420
Annual tax
$144,757
3
Income approach: direct capitalization
Partial preview
Income approach indication
$5.27M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$5.70M
@ 6.5% CAP return
$5.27M
@ 7% CAP return
$4.89M
4
Sales comparison
Partial preview
Sales approach indication
$3.09M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
14.6 mi away · 16,212 SF
14.8 mi away · 16,874 SF
16.9 mi away · 21,524 SF
17.9 mi away · 17,471 SF
24.3 mi away · 14,574 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$5.95M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 59 sales
$2,328
-87%
County 1136 sales
$507
-42%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $294/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
Modeled
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: income and sales evidence cover the value conclusion.
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 · 6 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Implied cap rate
5.80%
Implied, in-place cap rate for this outlet malls
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.80%
9.0%
NOI (est.)
$525k *
Last sale · Feb 2026
$7.50M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$9.05M
Move the market yield to see immediate price impact.
Value / SF
$447
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
5.30%5.80%6.30%
$473k
$8.92M
$8.15M
$7.50M
$525k
$9.91M
$9.05M
$8.33M
$578k
$10.90M
$9.96M
$9.17M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$149k
11.5 mi · Apr 2026 · $8/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$144,757
Tax year 2023
Assessed value
$7,660,420
Assessed 2023
Previous assessed
$7,280,000
+5.2% YoY
Effective rate
1.89%
On assessed value
Assessed land
$3,500,000
Assessed improvement
$4,160,420
Land market value
$3,500,000
Improvement market value
$4,160,420
Total market value
$7,660,420
Applied tax rate
200.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1937
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
3
Units
2
Total area
20,232 SF
Lot
0.16 ac (7,000 SF)
Zoning code
6501:COMMERCIAL
APN
02-3234-008-1060
UPID
US19-0905843
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6501:COMMERCIAL · Miami Beach, FLZoning 6501:COMMERCIAL · permitted uses
6501:COMMERCIAL · Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1937
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
3
Units
2
Lot
0.16 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
6501:COMMERCIAL
Jurisdiction
Miami Beach, FL
Recorded code
6501:COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 6501:COMMERCIAL in Miami Beach, 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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