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Property profile & analytics
OFF-MARKET
Estimated value
$3,355,000
Outlet malls
13390 Dixie Hwy North Miami, FL 33161-4135
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-2799412
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1991
Construction
TYPE NOT SPECIFIED
Total area
10,227 SF
Lot
0.27 ac (11,750 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
06-2229-049-1430
UPID
US18-2799412
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
$3.43M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.34M
Blend (final)
Blend
$3.36M
Owner & transaction history
Douglas Gardens Cmnty Mental Health · 4 yrs held
Douglas Gardens Cmnty Mental Health
since 2021
Last sale
$3.2M
7 recorded transactions
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · North Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.5M
+68.2%
Office building
$3.3M
+24.8%
Warehouse, storage
$3.0M
+13.8%
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
$3,585,000
ML approach
$3,430,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,670,000
Current use
MEDICAL BUILDING
$4,490,000
Change: +68% · Conversion: Difficult
OFFICE BUILDING
$3,335,000
Change: +25% · Conversion: Easy
WAREHOUSE, STORAGE
$3,040,000
Change: +14% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,905,000
Change: +9% · Conversion: Moderate
Blend value · Realmo final
$3.36M
Range $3.02M – $3.69M · ±10% · vs last sale $3.21M (Nov 15 2021)
Last sale anchor
$3.21M
Nov 15 2021
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
$328 / 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
Assessed value
$2,466,700
Assessed 2023
Previous assessed
$2,466,700
+0.0% YoY
Assessed land
$411,250
Assessed improvement
$2,055,450
Land market value
$411,250
Improvement market value
$2,055,450
Total market value
$2,466,700
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1991
Construction
TYPE NOT SPECIFIED
Heating
NONE
Cooling
CENTRAL
Stories
2
Bathrooms
4
Total area
10,227 SF
Lot
0.27 ac (11,750 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
06-2229-049-1430
UPID
US18-2799412
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$4.5M
OFFICE BUILDING
Est. value
$3.3M
WAREHOUSE, STORAGE
Est. value
$3.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1991
Construction
TYPE NOT SPECIFIED
Heating
NONE
Cooling
Yes
Stories
2
Bathrooms
4
Lot
0.27 ac
Current owner
From public records · entity-resolved
Douglas Gardens Cmnty Mental Health
Individual
Mailing address
1680 MERIDIAN AVE STE #501, MIAMI BEACH, FL 33139-2719
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2021
$3,205,000
Douglas Gardens Cmnty Mental Health
20 Northeast LLC
Warranty Deed
$2,564,000 · Truist Bank
Apr 13, 2020
—
20 Northeast LLC
—
Deed
related
$650,000 · Truist Bank
Jan 8, 2020
—
B Meltel LLC
—
Deed
related
$2,761,426 · Deutsche Bk Tr Co America (ct)
Jun 18, 2015
—
20 Northeast LLC
Rojas Miryam
Warranty Deed
—
Jun 11, 2015
$625,000
Miryam Rojas
Abeep LLC
Warranty Deed
—
Aug 19, 2004
$1,400,000
Abeep LLC
Gangahdar,simbhoodath & Suhindra
Warranty Deed
$800,000 · Union Planters National Bank
—
—
B Meltel LLC
—
Deed Of Trust
related
$2,761,426 · Deutsche Bk Tr Co America (ct)
—
—
Abeep LLC
—
Deed Of Trust
related
$641,404 · 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.
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