Entity Owned Property summary
AI-generated overview
This exceptional 2,150 square foot retail space is located at 1331 Washington Avenue in the heart of Miami Beach's vibrant South Beach submarket. Situated in a fully renovated, single-story building (built in 1935, renovated in 2023) this storefront boasts 50 feet of frontage on Washington Avenue, enjoying high visibility and significant foot traffic (an average of 14,200 cars daily). The property features impact glass, two brand new A/C units, and on-site rear parking. Currently configured as dry retail, the space is adaptable to various uses, including restaurants (with potential landlord concessions). The building itself comprises 4,300 square feet, with a total of two suites. This particular unit offers a minimum divisible space of 2,150 square feet, with a maximum contiguous space of 4,300 square feet. The 6,500 square foot lot is zoned CD 2 in Miami-Dade County (APN: 02-3234-008-0970). The property is conveniently located four blocks from the beach, surrounded by thriving restaurants, retail shops, and new developments, including the Goodtime Hotel. Currently, the space includes one restroom. This is a gross lease opportunity.
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1925
Construction
CONCRETE
Total area
4,300 SF
Lot
0.15 ac (6,500 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
02-3234-008-0970
UPID
US18-4553730
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.17M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.18M
Owner & transaction history
since 2025
Last sale
$2.6M
7 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami Beach, FL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 8 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.18M
Value range
$1.96M – $2.39M
±10% around blend
Estimated value / SF
$506 / SF
Confidence
High
8 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
80
$1.96M
blend $2.18M
$2.39M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,300 SF
Lot area
0.15 ac
Year built
1925
Stories
1
APN
02-3234-008-0970
Zoning
6400:COMMERCIAL,CENTRAL
Assessed value
$2,851,711
Annual tax
$40,156
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.83M
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.1 mi away · 3,060 SF
5.6 mi away · 5,460 SF
7.2 mi away · 5,520 SF
8.5 mi away · 3,988 SF
9.7 mi away · 4,531 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.18M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 59 sales
$2,328
-78%
County 1136 sales
$507
0%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $506/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 8 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
3.30%
Implied, in-place cap rate for this outlet malls
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.30%
9.0%
NOI (est.)
$182k *
Last sale · May 2025
$2.60M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.52M
Move the market yield to see immediate price impact.
Value / SF
$1,283
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.80%3.30%3.80%
$164k
$5.85M
$4.96M
$4.31M
$182k
$6.50M
$5.52M
$4.79M
$200k
$7.15M
$6.07M
$5.27M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$2.85M
4.7 mi · Dec 2025 · $582/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$40,156
Tax year 2023
Assessed value
$2,851,711
Assessed 2023
Previous assessed
$2,852,298
0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$2,600,000
Assessed improvement
$251,711
Land market value
$2,600,000
Improvement market value
$251,711
Total market value
$2,851,711
Applied tax rate
200.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1925
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
4,300 SF
Lot
0.15 ac (6,500 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
02-3234-008-0970
UPID
US18-4553730
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami Beach, FLZoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1925
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.15 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
6400:COMMERCIAL,CENTRAL
Jurisdiction
Miami Beach, FL
Recorded code
6400:COMMERCIAL,CENTRAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 6400:COMMERCIAL,CENTRAL in Miami Beach, FL.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
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See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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