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Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Office buildings
12450 Nws Riv Dr Medley, FL 33178-1155
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US18-1842389
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2003
Construction
STEEL FRAME
Total area
3,600 SF
Lot
0.86 ac (37,500 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
22-2029-024-0070
UPID
US18-1842389
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
$570k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$503k
Blend (final)
Blend
$785k
Owner & transaction history
Alpha Invs Of South Florida LLC · 15 yrs held
Alpha Invs Of South Florida LLC
since 2010
7 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
by Request
ML approach
$570,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$785k
Range $707k – $864k · ±10%
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
$218 / 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
$29,156
Tax year 2023
Assessed value
$2,189,283
Assessed 2023
Previous assessed
$1,630,650
+34.3% YoY
Effective rate
1.33%
On assessed value
Assessed land
$1,875,000
Assessed improvement
$314,283
Land market value
$1,875,000
Improvement market value
$314,283
Total market value
$2,189,283
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2003
Construction
STEEL FRAME
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
3,600 SF
Lot
0.86 ac (37,500 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
22-2029-024-0070
UPID
US18-1842389
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
2003
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.86 ac
Current owner
From public records · entity-resolved
Alpha Invs Of South Florida LLC
Entity
Mailing address
12450 NWS RIV DR, MEDLEY, FL 33178-1155
Ownership since
2010
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
May 3, 2022
—
Alpha In Vestments Of South Florida
—
Deed
related
$2,000,000 · Popular Bank
Jan 8, 2019
—
Alpha Investments Of South Florida
—
Deed
related
$870,000 · Popular Bank
Dec 8, 2010
$1,000,000
Alpha Invs Of South Florida LLC
Budget Holdings LLC
Warranty Deed
$500,000 · Inversiones Foraneas LLC
Dec 10, 2002
—
Budget Holdings LLC
Budget Construction Co
Quit Claim Deed
related
—
Nov 27, 2001
$222,500
Budget Construction Co INC
Cowan Land Co
Grant Deed
—
—
—
Budget Holdings LLC
—
Deed Of Trust
related
$450,000 · Southtrust Bank NA
—
—
Budget Holdings LLC
—
Deed Of Trust
related
$200,000 · Southtrust Bank NA
—
—
Budget Holdings LLC
—
Deed Of Trust
related
$700,000 · Colonial Bank
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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