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Property profile & analytics
OFF-MARKET
Estimated value
$1,020,000
Outlet malls
12327 6th Ave North Miami, FL 33161-5513
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-1812322
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1954
Construction
CONCRETE
Total area
3,646 SF
Lot
0.08 ac (3,325 SF)
Zoning code
6000:COMMERCIAL,GENERAL
APN
06-2230-032-0321
UPID
US18-1812322
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
$1.03M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$926k
Blend (final)
Blend
$1.02M
Owner & transaction history
Alif Homestead Property LLC · 3 yrs held
Alif Homestead Property LLC
since 2022
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
6000:COMMERCIAL,GENERAL · North Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.6M
+68.2%
Office building
$1.2M
+24.8%
Warehouse, storage
$1.1M
+13.8%
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 North Miami submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Miami 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
$955,000
ML approach
$1,025,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$950,000
Current use
MEDICAL BUILDING
$1,600,000
Change: +68% · Conversion: Difficult
OFFICE BUILDING
$1,190,000
Change: +25% · Conversion: Easy
WAREHOUSE, STORAGE
$1,085,000
Change: +14% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,035,000
Change: +9% · Conversion: Moderate
Blend value · Realmo final
$1.02M
Range $918k – $1.12M · ±10% · vs last sale $1.10M (Dec 29 2022)
Last sale anchor
$1.10M
Dec 29 2022
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
$280 / 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
$15,226
Tax year 2023
Assessed value
$683,900
Assessed 2023
Previous assessed
$260,164
+162.9% YoY
Effective rate
2.23%
On assessed value
Assessed land
$232,750
Assessed improvement
$451,150
Land market value
$232,750
Improvement market value
$451,150
Total market value
$683,900
Applied tax rate
600.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1954
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Bathrooms
2
Total area
3,646 SF
Lot
0.08 ac (3,325 SF)
Zoning code
6000:COMMERCIAL,GENERAL
APN
06-2230-032-0321
UPID
US18-1812322
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6000:COMMERCIAL,GENERAL · North Miami, FL
Zoning 6000:COMMERCIAL,GENERAL · permitted uses
6000:COMMERCIAL,GENERAL · North Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Miami. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$950,000
MEDICAL BUILDING
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1954
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.08 ac
Current owner
From public records · entity-resolved
Alif Homestead Property LLC
Entity
Mailing address
21910 INGRAHAM AVE RD, CUTLER BAY, FL 33190-1023
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2022
$1,100,000
Alif Homestead Property LLC
Vetiver LLC
Warranty Deed
$650,000 · Vetiver LLC
Jul 26, 2013
$222,000
Vetiver LLC
Miami Poet Art LLC
Warranty Deed
—
Aug 13, 2009
—
Miami Poet Art LLC
Diamond,g Kimberley
Grant Deed
—
Sep 19, 2007
—
Miami Poet Art LLC
Diamond,aristotle
Quit Claim Deed
related
—
Jun 5, 2007
—
Aristotle Diamond
Diamond,g Kimberly
Quit Claim Deed
—
Jun 22, 2005
—
Scott Schlueter
—
Trustees Deed
related
$1,500 · Emily's Place LLC
Mar 24, 2005
—
Scott Schlueter
—
Trustees Deed
related
$6,000 · Emily's Place LLC
—
—
Aristotle Diamond
—
Deed Of Trust
related
$110,950 · Charles & Sandra Simon
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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