Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,280,000
Outlet malls
13455 Dixie Hwy North Miami, FL 33161-4136
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-2804513
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1961
Construction
CONCRETE
Total area
3,290 SF
Lot
0.37 ac (16,000 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
06-2229-049-2180
UPID
US18-2804513
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
$1.26M
CAP Approach
CAP
$1.65M
Comparable Approach
Comparable
$958k
Blend (final)
Blend
$1.28M
Owner & transaction history
Providence Community Center LLC · 4 yrs held
Providence Community Center LLC
since 2022
Last sale
$1.4M
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
$1.4M
+68.2%
Office building
$1.1M
+24.8%
Warehouse, storage
$980,000
+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
$1,175,000
ML approach
$1,255,000
CAP Approach
CAP Return
Estimation
6%
$1,790,000
6.5%
$1,650,000
7%
$1,535,000
Alternative Use
Use
Estimation
RETAIL STORES
$860,000
Current use
MEDICAL BUILDING
$1,445,000
Change: +68% · Conversion: Difficult
OFFICE BUILDING
$1,070,000
Change: +25% · Conversion: Easy
WAREHOUSE, STORAGE
$980,000
Change: +14% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$935,000
Change: +9% · Conversion: Moderate
Blend value · Realmo final
$1.28M
Range $1.15M – $1.41M · ±10% · vs last sale $1.35M (Apr 23 2022)
Last sale anchor
$1.35M
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
$389 / 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
$15,755
Tax year 2023
Assessed value
$707,653
Assessed 2023
Previous assessed
$632,290
+11.9% YoY
Effective rate
2.23%
On assessed value
Assessed land
$532,000
Assessed improvement
$175,653
Land market value
$532,000
Improvement market value
$175,653
Total market value
$707,653
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
1961
Construction
CONCRETE
Heating
NONE
Stories
2
Total area
3,290 SF
Lot
0.37 ac (16,000 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
06-2229-049-2180
UPID
US18-2804513
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
$860,000
MEDICAL BUILDING
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$980,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$935,000
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
1961
Construction
CONCRETE
Heating
NONE
Stories
2
Lot
0.37 ac
Current owner
From public records · entity-resolved
Providence Community Center LLC
Entity
Free & Clear · 4 yrs held
Mailing address
5932 NE 2ND AVE, MIAMI, FL 33137-2010
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2022
—
Providence Community Center LLC
North Miami Strategies LLC
Quit Claim Deed
related
—
Apr 19, 2022
$1,350,000
North Miami Strategies LLC
Innelle P Simons
Personal Representative Deed
$1,000,000 · Taylor Made Lending LLC
Jun 17, 2020
—
Joseph I Pierre
Illise Pierre
Quit Claim Deed
related
—
May 19, 2020
—
Joseph I Pierre
Illise Pierre
Quit Claim Deed
related
—
Oct 4, 2017
$750,000
Illise Pierre
Keystone Partner Ents INC
Warranty Deed
—
Jul 28, 2016
—
Keystone Partner Ents INC
—
Trustees Deed
related
$500,000 · Ingrid Hoffman
Apr 5, 2004
—
Keystone Partner Enterprises
Taylor,peter A
Quit Claim Deed
related
—
May 24, 2001
$400,000
Edge Investments LLC
Taylor,peter
Grant Deed
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 13455 Dixie Hwy?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
