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Property profile & analytics
OFF-MARKET
Estimated value
$10,200,000
Retail residential properties
13381 Memorial Hwy North Miami, FL 33161-3971
Entity Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-3550975
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1983
Construction
CONCRETE
Total area
28,552 SF
Lot
1.31 ac (56,976 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
06-2230-073-0010
UPID
US18-3550975
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
$10.38M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.20M
Owner & transaction history
Douglaston Properties INC · 16 yrs held
Douglaston Properties INC
since 2009
6 recorded transactions
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · North Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$11,240,000
6.5%
$10,380,000
7%
$9,635,000
Blend value · Realmo final
$10.20M
Range $9.18M – $11.22M · ±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
$357 / 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
$79,379
Tax year 2023
Assessed value
$8,100,400
Assessed 2023
Previous assessed
$8,100,400
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$2,279,040
Assessed improvement
$5,821,360
Land market value
$2,279,040
Improvement market value
$5,821,360
Total market value
$8,100,400
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1983
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Units
20
Bathrooms
20
Total area
28,552 SF
Lot
1.31 ac (56,976 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
06-2230-073-0010
UPID
US18-3550975
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · North Miami, FL
Zoning 6100:COMMERCIAL,NEIGHBRHD · permitted uses
6100:COMMERCIAL,NEIGHBRHD · 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.
Building & site characteristics
From public records
Year built
1983
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
20
Bathrooms
20
Lot
1.31 ac
Current owner
From public records · entity-resolved
Douglaston Properties INC
Entity
Mailing address
5323 SW 34TH TER, FT LAUDERDALE, FL 33312-5552
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
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
Feb 16, 2017
—
Douglaston Properties INC
—
Deed
related
$1,775,237 · Terrabank NA
Oct 1, 2009
—
Douglaston Properties INC
Barrero,rolando
Quit Claim Deed
related
$2,400,000 · Terra Bk
Oct 24, 1997
$850,000
Douglaston Properties INC
General Lending Corp
Grant Deed
related
$745,000 · Seller
Oct 7, 1997
—
General Lending Corp
Doga Corporation
Trustees Deed
related
—
—
—
Douglaston Properties INC
—
Deed Of Trust
related
$2,400,000 · Terrabank
—
—
Douglaston Properties INC
—
Loan Modification
related
$1,775,237 · Terrabank NA
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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