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Property profile & analytics
OFF-MARKET
Estimated value
$3,720,000
Outlet malls
12640 6th Ave North Miami, FL 33161-4711
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-4248430
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1948
Construction
CONCRETE
Total area
15,402 SF
Lot
1.15 ac (50,100 SF)
Zoning code
6000:COMMERCIAL,GENERAL
APN
06-2230-025-0010
UPID
US18-4248430
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.76M
Blend (final)
Blend
$3.72M
Owner & transaction history
Nm Real Estate Holdings LLC · 3 yrs held
Nm Real Estate Holdings LLC
since 2022
5 recorded transactions
Zoning & alternative use
6000:COMMERCIAL,GENERAL · North Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.0M
+24.8%
Warehouse, storage
$4.6M
+13.8%
Neighborhood: shopping center
$4.4M
+8.8%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,020,000
Current use
OFFICE BUILDING
$5,020,000
Change: +25% · Conversion: Easy
WAREHOUSE, STORAGE
$4,580,000
Change: +14% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,380,000
Change: +9% · Conversion: Moderate
Blend value · Realmo final
$3.72M
Range $3.35M – $4.09M · ±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
$242 / 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
$58,192
Tax year 2023
Assessed value
$3,517,000
Assessed 2023
Previous assessed
$3,517,000
+0.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$3,507,000
Assessed improvement
$10,000
Land market value
$3,507,000
Improvement market value
$10,000
Total market value
$3,517,000
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
1948
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
15,402 SF
Lot
1.15 ac (50,100 SF)
Zoning code
6000:COMMERCIAL,GENERAL
APN
06-2230-025-0010
UPID
US18-4248430
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
$4.0M
OFFICE BUILDING
Est. value
$5.0M
WAREHOUSE, STORAGE
Est. value
$4.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.4M
RETAIL STORES Current
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
1948
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.15 ac
Current owner
From public records · entity-resolved
Nm Real Estate Holdings LLC
Entity
Free & Clear · 3 yrs held
Mailing address
PO BOX 838, MORRISON, CO 80465-0838
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2022
—
Nm Real Estate Holdings LLC
Paradigm Properties LLC
Limited Warranty Deed
—
Aug 11, 2022
—
Paradigm Properties LLC
D & D Company Properties LLC
Special Warranty Deed
—
Jan 16, 2020
$600,000
12840 Ne 6th Ave LLC
Jp Apartments Miami LLC
Warranty Deed
—
Jan 7, 2015
—
D & D Props INC
North Miami Property LLC
Grant Deed
—
Dec 17, 2008
—
North Miami Property LLC
Ellison Raymond W Fam Trust
Quit Claim Deed
related
—
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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