Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,895,000
Manufacturing properties
1305 22nd St Miami, FL 33142-7739
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US19-0709979
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PROCESSING
Year built
1936
Construction
CONCRETE
Total area
6,576 SF
Lot
0.38 ac (16,451 SF)
Zoning code
7700:INDUSTRIAL,RESTRICT
APN
01-3126-045-0080
UPID
US19-0709979
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
-
Veggie Mex Big Box & Wholesale Store
-
Mae bodega Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.36M
Comparable Approach
Comparable
$2.13M
Blend (final)
Blend
$1.90M
Owner & transaction history
Gigi Farmers LLC
Gigi Farmers LLC
since 2025
Last sale
$2.6M
7 recorded transactions
Zoning & alternative use
7700:INDUSTRIAL,RESTRICT · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.0M
+97.7%
Medical building
$2.9M
+88.9%
Retail stores
$1.9M
+26.9%
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%
$1,470,000
6.5%
$1,360,000
7%
$1,260,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,530,000
Current use
COMMERCIAL (GENERAL)
$3,025,000
Change: +98% · Conversion: Difficult
MEDICAL BUILDING
$2,890,000
Change: +89% · Conversion: Difficult
RETAIL STORES
$1,940,000
Change: +27% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,870,000
Change: +22% · Conversion: Difficult
Blend value · Realmo final
$1.90M
Range $1.71M – $2.08M · ±10% · vs last sale $2.60M (Dec 5 2025)
Last sale anchor
$2.60M
Dec 5 2025
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
$288 / 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
$28,951
Tax year 2023
Assessed value
$1,644,678
Assessed 2023
Previous assessed
$1,644,678
+0.0% YoY
Effective rate
1.76%
On assessed value
Assessed land
$1,316,080
Assessed improvement
$328,598
Land market value
$1,316,080
Improvement market value
$328,598
Total market value
$1,644,678
Applied tax rate
100.0000
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
Manufacturing properties
Use group
FOOD PROCESSING
Status
Off-Market
Year built
1936
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
6,576 SF
Lot
0.38 ac (16,451 SF)
Zoning code
7700:INDUSTRIAL,RESTRICT
APN
01-3126-045-0080
UPID
US19-0709979
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7700:INDUSTRIAL,RESTRICT · Miami, FL
Zoning 7700:INDUSTRIAL,RESTRICT · permitted uses
7700:INDUSTRIAL,RESTRICT · 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
INDUSTRIAL (GENERAL) Current
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$3.0M
MEDICAL BUILDING
Est. value
$2.9M
RETAIL STORES
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
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
1936
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
Gigi Farmers LLC
Entity
Mailing address
117 ARAGON AVE, CORAL GABLES, FL 33134-5409
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 5, 2025
$2,600,000
Gigi Farmers LLC
Windsor Investments 1305 Nw 22nd St
Warranty Deed
$1,300,000 · Bank Of America NA
May 10, 2017
$1,450,000
Windsor Invs 1305 Nw 22nd Str
La Guabina Corp
Warranty Deed
—
Jul 18, 2016
—
La Guabina Corp
—
Deed
related
$250,000 · Allapattah Investments LLC
Jun 24, 2016
—
La Guabina Corp
—
Deed
related
$357,039 · Regions Bk
Apr 21, 2016
—
La Guabina Corp
First Coast Of Miami LLC
Quit Claim Deed
related
—
Dec 29, 2014
—
First Coast Of Miami LLC
Felipe & Pedro Corp
Quit Claim Deed
related
—
Jul 18, 2002
$350,000
Felipe & Pedro Corp
Rodriguez,guillermo P & Hilda
Grant Deed
$200,000 · Guillermo P & Hilda Rodriguez
—
—
La Guabina Corp
—
Deed Of Trust
related
$250,000 · Allapattah Investments LLC
—
—
La Guabina Corp
—
Loan Modification
related
$357,039 · Regions Bk
—
—
Felipe & Pedro Corp
—
Deed Of Trust
related
$500,000 · Sergio & Ramona Felipe
—
—
First Coast Of Miami LLC
—
Deed Of Trust
related
$400,000 · Regions 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1305 22nd St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
