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Property profile & analytics
OFF-MARKET
Estimated value
$8,425,000
Outlet malls
1301 Miami Ave Miami, FL 33136-2815
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-3276357
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1950
Construction
CONCRETE
Total area
7,034 SF
Lot
0.23 ac (10,000 SF)
Zoning code
6402:MIX USE-BORDERS CBD
APN
01-3136-009-0160
UPID
US18-3276357
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
$11.14M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.22M
Blend (final)
Blend
$8.43M
Owner & transaction history
River Plaza II Corp · 4 yrs held
River Plaza II Corp
since 2021
Last sale
$8.3M
6 recorded transactions
Zoning & alternative use
6402:MIX USE-BORDERS CBD · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.2M
+29.6%
Commercial (general)
$5.2M
+29.2%
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
$11,165,000
ML approach
$11,140,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,215,000
Change: +30% · Conversion: Easy
COMMERCIAL (GENERAL)
$5,200,000
Change: +29% · Conversion: Easy
Blend value · Realmo final
$8.43M
Range $7.58M – $9.27M · ±10% · vs last sale $8.25M (Aug 31 2021)
Last sale anchor
$8.25M
Aug 31 2021
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
$1,198 / 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
$51,400
Tax year 2023
Assessed value
$4,343,378
Assessed 2023
Previous assessed
$4,343,378
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$4,000,000
Assessed improvement
$343,378
Land market value
$4,000,000
Improvement market value
$343,378
Total market value
$4,343,378
Applied tax rate
101.0000
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
1950
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
7,034 SF
Lot
0.23 ac (10,000 SF)
Zoning code
6402:MIX USE-BORDERS CBD
APN
01-3136-009-0160
UPID
US18-3276357
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6402:MIX USE-BORDERS CBD · Miami, FL
Zoning 6402:MIX USE-BORDERS CBD · permitted uses
6402:MIX USE-BORDERS CBD · 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
RESTAURANT
Est. value
$5.2M
COMMERCIAL (GENERAL)
Est. value
$5.2M
RESTAURANT
COMMERCIAL (GENERAL)
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
1950
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
River Plaza II Corp
Entity
Free & Clear · 4 yrs held
Mailing address
425 NE 22ND ST STE #301, MIAMI, FL 33137-5181
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2021
$8,250,000
River Plaza II Corp
Robin H Greene
Deed
—
Aug 31, 2021
—
Robin H Greene
Robert Green
Intrafamily Transfer
related
—
Feb 17, 2010
—
Greene Trust
Green,robert
Quit Claim Deed
related
—
Nov 15, 2005
$105,000
Robert Greene
Halpern David L Trust
Quit Claim Deed
related
—
Oct 14, 2005
—
Robert Greene
Bregman,william
Quit Claim Deed
related
—
Jun 16, 2005
$450,000
Robert Green
Bregman,william
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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