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Property profile & analytics
OFF-MARKET
Estimated value
$2,075,000
Warehouses
12960 89th Ave, Miami, FL 33176-5850
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-0159299
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1976
Construction
CONCRETE
Total area
9,348 SF
Lot
1.03 ac (44,866 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
30-5016-033-0060
UPID
US18-0159299
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
-
Elite Power Volleyball Academy Gym & Fitness Center
-
Popeyes Louisiana Kitchen Restaurant Take-out & Catering
-
Popeyes Louisiana Kitchen - Delivery Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.35M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.08M
Owner & transaction history
Falls Flex LLC · 7 yrs held
Falls Flex LLC
since 2019
5 recorded transactions
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.3M
+19.7%
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 submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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%
$2,540,000
6.5%
$2,345,000
7%
$2,180,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,780,000
Current use
OFFICE BUILDING
$3,330,000
Change: +20% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,655,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$2.08M
Range $1.87M – $2.28M · ±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
$222 / 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
$55,342
Tax year 2023
Assessed value
$3,844,000
Assessed 2023
Previous assessed
$2,597,867
+48.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$1,794,640
Assessed improvement
$2,049,360
Land market value
$1,794,640
Improvement market value
$2,049,360
Total market value
$3,844,000
Applied tax rate
3,000.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1976
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Bathrooms
17
Total area
9,348 SF
Lot
1.03 ac (44,866 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
30-5016-033-0060
UPID
US18-0159299
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Miami, FL
Zoning 7100:INDUSTRIAL,LIGHT MFG · permitted uses
7100:INDUSTRIAL,LIGHT MFG · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$2.8M
OFFICE BUILDING
Est. value
$3.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
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
1976
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
17
Lot
1.03 ac
Current owner
From public records · entity-resolved
Falls Flex LLC
Entity
Mailing address
2950 SW 27TH AVE STE #100, MIAMI, FL 33133-3765
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
May 29, 2019
$3,118,800
Falls Flex LLC
12960 Baron Ents LLC
Warranty Deed
$1,550,000 · 12960 Baron Ents LLC
Feb 28, 2014
—
12960 Baron Ents LLC
Baron Stanford P Trust
Quit Claim Deed
related
—
Mar 30, 2007
—
Baron Stanford P & Edith Trust
Baron,marvin W & Eleanor S
Quit Claim Deed
—
Mar 2, 2006
—
Baron Stanford P Trust
Baron,marvin W & Eleanor S
Quit Claim Deed
related
—
Jan 17, 2006
$600,000
Baron Marvin W Trust
Roth,irwin & Selma
Warranty Deed
—
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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