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Property profile & analytics
OFF-MARKET
Estimated value
$2,170,000
Warehouses
13300 38th Ct, Opa Locka, FL 33054-4516
Entity Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-6095184
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2008
Total area
9,819 SF
Lot
3.14 ac (136,957 SF)
Zoning code
7400:INDUSTRIAL,IND PK
APN
08-2129-015-0010
UPID
US18-6095184
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
$2.47M
Comparable Approach
Comparable
$1.70M
Blend (final)
Blend
$2.17M
Owner & transaction history
Choice Realty Holdings LLC · 16 yrs held
Choice Realty Holdings LLC
since 2010
6 recorded transactions
Zoning & alternative use
7400:INDUSTRIAL,IND PK · Opa Locka, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.8M
+27.2%
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 Opa Locka submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Opa Locka 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%
$2,670,000
6.5%
$2,465,000
7%
$2,290,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,195,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,790,000
Change: +27% · Conversion: Moderate
Blend value · Realmo final
$2.17M
Range $1.95M – $2.39M · ±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
$221 / 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
$97,158
Tax year 2023
Assessed value
$3,983,912
Assessed 2023
Previous assessed
$3,447,167
+15.6% YoY
Effective rate
2.44%
On assessed value
Assessed land
$3,013,054
Assessed improvement
$970,858
Land market value
$3,013,054
Improvement market value
$970,858
Total market value
$3,983,912
Applied tax rate
800.0000
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
2008
Heating
NONE
Cooling
CENTRAL
Total area
9,819 SF
Lot
3.14 ac (136,957 SF)
Zoning code
7400:INDUSTRIAL,IND PK
APN
08-2129-015-0010
UPID
US18-6095184
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7400:INDUSTRIAL,IND PK · Opa Locka, FL
Zoning 7400:INDUSTRIAL,IND PK · permitted uses
7400:INDUSTRIAL,IND PK · Opa Locka, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Opa Locka. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.8M
WAREHOUSE, STORAGE Current
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
2008
Heating
NONE
Cooling
Yes
Lot
3.14 ac
Current owner
From public records · entity-resolved
Choice Realty Holdings LLC
Entity
Mailing address
2860 W STATE RD 84TH STE #103, FT LAUDERDALE, FL 33312-4810
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
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
Jun 8, 2010
$1,890,000
Choice Realty Holdings LLC
Choice Environmental Svcs INC
Warranty Deed
$1,512,000 · Comerica Bank
Jul 7, 2005
$1,100,000
Choice Environmental Services INC
Casanova Enterprises INC
Warranty Deed
$990,000 · Wachovia Bank NA
Oct 19, 1999
$310,000
Casanova Enterprises INC
Buhler,john F
Grant Deed
$210,000 · Seller
—
—
Moving & Storage Systemes INC
—
Deed Of Trust
related
$850,000 · Interbay Funding LLC
—
—
Choice Environmental Svcs INC
—
Deed Of Trust
related
$650,000 · Comerica Bank
—
—
Opa-locka Realty Holdings LLC
—
Deed Of Trust
related
$2,620,000 · Comerica 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.
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