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Property profile & analytics
OFF-MARKET
Estimated value
$4,135,000
Hotels
1231 17th St Miami Beach, FL 33139-2302
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US18-4525892
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2016
Total area
80,396 SF
Lot
0.92 ac (40,079 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
02-3233-017-0010
UPID
US18-4525892
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
Current use
Occupant on record · Public records
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.14M
Owner & transaction history
Sobe 17 Owner LLC · 12 yrs held
Sobe 17 Owner LLC
since 2013
4 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami Beach, 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 Miami Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami Beach 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$51 / 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
$275,492
Tax year 2023
Assessed value
$16,800,000
Assessed 2023
Previous assessed
$15,400,000
+9.1% YoY
Effective rate
1.64%
On assessed value
Assessed land
$11,483,988
Assessed improvement
$5,316,012
Land market value
$11,483,988
Improvement market value
$5,316,012
Total market value
$16,800,000
Applied tax rate
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2016
Heating
NONE
Cooling
AC.CHILLED WATER
Stories
5
Units
116
Total area
80,396 SF
Lot
0.92 ac (40,079 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
02-3233-017-0010
UPID
US18-4525892
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami Beach, FL
Zoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami Beach. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2016
Heating
NONE
Cooling
Yes
Stories
5
Units
116
Lot
0.92 ac
Current owner
From public records · entity-resolved
Sobe 17 Owner LLC
Entity
Mailing address
9425 HARDING AVE, SURFSIDE, FL 33154-2803
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 2019
—
Sobe 17 Owner LLC
—
Loan Modification
related
$25,250,000 · Loancore Cap Markets LLC
Mar 12, 2019
—
Ac 1700 Alton Owner LLC
—
Loan Modification
related
$23,186,000 · Bi 44 LLC
Aug 16, 2013
$5,025,000
Sobe 17 Owner LLC
Housing Authority Of City/miami B
Warranty Deed
$2,512,500 · Totalbank
—
—
Sobe 17 Owner LLC
—
Loan Modification
related
$10 · Totalbank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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