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Property profile & analytics
OFF-MARKET
Estimated value
$1,940,000
Office buildings
13201 16th Ave, North Miami, FL 33161-4419
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-2114194
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1972
Construction
CONCRETE
Total area
5,471 SF
Lot
0.37 ac (16,202 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
06-2229-033-0080
UPID
US18-2114194
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.00M
CAP Approach
CAP
$2.58M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.94M
Owner & transaction history
Rhm Family 16th Ave LLC · 4 yrs held
Rhm Family 16th Ave LLC
since 2022
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · North Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.4M
+34.8%
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
$2,005,000
ML approach
$1,995,000
CAP Approach
CAP Return
Estimation
6%
$2,790,000
6.5%
$2,575,000
7%
$2,390,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,785,000
Current use
MEDICAL BUILDING
$2,405,000
Change: +35% · Conversion: Easy
WAREHOUSE, STORAGE
$1,625,000
Change: -9% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,555,000
Change: -13% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,465,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.94M
Range $1.75M – $2.13M · ±10% · vs last sale $1.88M (Apr 23 2022)
Last sale anchor
$1.88M
Apr 23 2022
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
$355 / 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
$14,722
Tax year 2023
Assessed value
$661,241
Assessed 2023
Previous assessed
$547,914
+20.7% YoY
Effective rate
2.23%
On assessed value
Assessed land
$324,040
Assessed improvement
$337,201
Land market value
$324,040
Improvement market value
$337,201
Total market value
$661,241
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1972
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
5,471 SF
Lot
0.37 ac (16,202 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
06-2229-033-0080
UPID
US18-2114194
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · North Miami, FL
Zoning 7100:INDUSTRIAL,LIGHT MFG · permitted uses
7100:INDUSTRIAL,LIGHT MFG · 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
OFFICE BUILDING Current
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$2.4M
WAREHOUSE, STORAGE
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
INDUSTRIAL (GENERAL)
Est. value
$1.5M
OFFICE BUILDING Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (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
1972
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.37 ac
Current owner
From public records · entity-resolved
Rhm Family 16th Ave LLC
Entity
Mailing address
1431 NE 102ND ST, MIAMI SHORES, FL 33138-2621
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 10, 2025
—
Rhm Family 16th Ave LLC
—
Deed
related
$500,000 · Preferred Mortgage Bankers LLC
Mar 4, 2024
—
Rhm Family 16th Ave LLC
—
Deed
related
$500,000 · Preferred Mortgage Bankers LLC
Apr 23, 2022
—
Rhm Family 16th Ave LLC
Rhm Family Partners LLC
Intrafamily Transfer
related
—
Mar 17, 2020
—
Rhm Family Partners LLC
—
Deed
related
$2,330,562 · Synovus Bk
Apr 27, 2016
$1,880,000
Rhm Family Partners LLC
Rams Holdings LLC
Warranty Deed
$540,000 · Florida Community Bank NA
Nov 27, 2013
$1,050,000
Rams Holdings LLC
Rahamin Himber Holdings LLC
Warranty Deed
—
Jan 9, 2007
$600,000
Rahamin-himber Holdings LLC
Palmtel LLC
Warranty Deed
—
Nov 30, 2005
$575,000
Palmtel LLC
Weisberg Family Invs Lllp
Warranty Deed
—
Jul 10, 2000
$211,000
Weisberg Family Investments
Weisberg,claire
Grant Deed
related
—
—
—
Rahamin Himber Holdings LLC
—
Deed Of Trust
related
$675,000 · Regions Bank
—
—
Rhm Family Partners LLC
—
Loan Modification
related
$2,330,562 · Synovus Bk
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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