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Property profile & analytics
OFF-MARKET
Estimated value
$17,445,000
Assisted living facilities
13900 3rd Ct Miami, FL 33161-2834
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-3816507
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1985
Construction
CONCRETE
Total area
59,872 SF
Lot
3.68 ac (160,301 SF)
Zoning code
3700:MULTI-FAM,10-21 U/A
APN
30-2219-000-0991
UPID
US18-3816507
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
-
Sharnetta P. Frame, COTA Physician
-
Illuminate ABA Therapy Crisis Center Medical Clinic
-
Steffany Scott Physician
-
Claridge House Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$17.47M
Blend (final)
Blend
$17.45M
Owner & transaction history
Claridge Philipson Tic Member LLC · 4 yrs held
Claridge Philipson Tic Member LLC
since 2021
Last sale
$17.5M
3 recorded transactions
Zoning & alternative use
3700:MULTI-FAM,10-21 U/A · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Planning and Zoning
Top alternative use upside
Medical building
$26.3M
+82.3%
Office building
$19.5M
+35.3%
Warehouse, storage
$17.8M
+23.4%
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 Miami submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$22,800,000
ML approach
$11,950,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$14,425,000
Current use
MEDICAL BUILDING
$26,295,000
Change: +82% · Conversion: Difficult
OFFICE BUILDING
$19,510,000
Change: +35% · Conversion: Difficult
WAREHOUSE, STORAGE
$17,800,000
Change: +23% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$17,015,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$17.45M
Range $15.70M – $19.19M · ±10% · vs last sale $17.50M (Nov 18 2021)
Last sale anchor
$17.50M
Nov 18 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
$291 / 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
$259,308
Tax year 2023
Assessed value
$15,205,000
Assessed 2023
Previous assessed
$13,915,000
+9.3% YoY
Effective rate
1.71%
On assessed value
Assessed land
$3,526,622
Assessed improvement
$11,678,378
Land market value
$3,526,622
Improvement market value
$11,678,378
Total market value
$15,205,000
Applied tax rate
3,000.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1985
Construction
CONCRETE
Heating
NONE
Cooling
AC.CHILLED WATER
Buildings
5
Stories
1
Units
240
Bathrooms
1
Total area
59,872 SF
Lot
3.68 ac (160,301 SF)
Zoning code
3700:MULTI-FAM,10-21 U/A
APN
30-2219-000-0991
UPID
US18-3816507
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
3700:MULTI-FAM,10-21 U/A · Miami, FLZoning 3700:MULTI-FAM,10-21 U/A · permitted uses
3700:MULTI-FAM,10-21 U/A · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Planning and Zoning
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$14.4M
MEDICAL BUILDING
Est. value
$26.3M
OFFICE BUILDING
Est. value
$19.5M
WAREHOUSE, STORAGE
Est. value
$17.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$17.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) 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
1985
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
5
Units
240
Bathrooms
1
Lot
3.68 ac
Current owner
From public records · entity-resolved
Claridge Philipson Tic Member LLC
Entity
Free & Clear · 4 yrs held
Mailing address
13900 NE 3RD CT, MIAMI, FL 33161-2834
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 20, 2024
—
Aventura Fl Property LLC
—
Deed
related
$20,703,000 · Valley National Bank
Nov 18, 2021
$17,500,000
Claridge Philipson Tic Member LLC
Claridge House Associates LLC
Special Warranty Deed
—
Apr 30, 2012
$8,200,000
Claridge House Associates LLC
Dccc Of Miami LLC
Grant Deed
$6,750,000 · Privatebank & Trust
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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